text:
Aims and Scopes
Advisory Board
Bibliographic reference
Call for papers
Publisher's data
Electronic journals
Via panorâmica : revista electrónica de estudos anglo-americanos=an electronic journal of anglo-american studies
Emily Brontë's Musical Appropriations : From Literary Inspiration to Performative Adaptation
Paula Guimarães
File (.pdf)
AbstractIn comparison with the visual arts, the Brontës' interactions with and depictions of music have received little critical attention. Besides their well-known skills in drawing and painting, all the Brontë children were competent and knowledgeable musicians; music played an important part both in their family life and in the Victorian public culture. Emily Brontë, in particular, not only possessed a collection of annotated sheet music but was also a virtuoso pianist, exhibiting a taste in both baroque and romantic styles of composition and a fondness for orchestral works. Her preferred composers included Handel, Mozart, Bach, Gluck, Schubert, Rossini, Mendelssohn and Beethoven. Critics such as Robert Wallace (1986) and Meg Williams (2008) have referred to Brontë's 'musical matrix', not only her music-making but also the influence of musical ideas on her writing. The sounds of music release her imagination and she sees a transformative power in them; the music of the wind in her poems runs like a piece of organ-music between the registers of air and earth. Similarly, Wuthering Heights's mesh of repetitions and variations and its overall rhythmic patterning recalls a 'cosmic polyphony'. It is therefore no surprise that Emily Brontë's work has been a source of inspiration for many musicians. As both Patsy Stoneman (1996) and Linda Lister (2008) have documented, Brontë's only novel has inspired two major operatic realizations, several musical-theatre adaptations, and numerous songs settings by composers in the realms of both classical and popular music. The art song or aria strives to portray a particular emotional moment and Brontë's intensely focused poetic expression suits it perfectly. On a grander scale, the high dramatic and emotional sense of Wuthering Heights and the utterances of its fiercely Romantic characters make the novel suitable for an operatic libretto.
Last Update: 2015-01-26
DestaForma, Design e Multimédia
Biblioteca Central © 2006 - All the rights - FLUP


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All One Kitchen - Organic Fair Trade
As a fat kid at heart, a food review is completely necessary here at Wanderlust. Personally, my diet includes a very wide spectrum of goodies: from lobster rolls (yes, I'm a 'maineiac') to a fresh salad harvested out of my garden, I'm open to try anything. But it is very clear I am not alone her at Wanderlust. The connections I've made with the majority of the community is open: wholeheartedly, ready to fill their seriously happy bellies...it's quite the healthy crowd.
I don't think I would have ever expected to be flocking to the vegan food trailer, but the aroma of the organic, pure food was irresistible. All One Kitchen is a food vendor backed up by Dr. Bronner himself. And no, I was not eating his bars of soap, but a delicious "Bomb Lasagna". After my first bite, I told Truth, the face behind the window, that is was most definitely: 'bombtastic'. The lasagna was composed of grilled eggplant, mushrooms, zucchinis, fresh spinach, sun-dried tomatoes, roasted garlic, walnuts for an awesome crunch, with the freshest of the fresh salad, to adorn the plate. I looked at the masterpiece, and then proceeded to wolf it down. For $12, I felt like I was robbing these folks.
Behind the stove is Liz Blake, and Chef Gage. The two are not complete without their down to earth friendly staff. I asked if they took debit cards, and they said no, but offered quite the trusting compromise. These folks are not afraid of the acronym I.O.U. In fact, they firmly believe in the honesty and trust within each, and every one of us. And, well, they make some pretty mean dishes. Beautiful stuff! These guys are located to the left of Anusara Pavilion, you will enjoy!!

subset: commoncrawl


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Producer: Statistics Finland
Homepage: http://
Main topic: Wages, Salaries and Labour Costs
Related topics: Labour Market
Official Statistics of Finland (OSF): Yes
European Statistical System (ESS): No
The statistics on central government monthly salaries describe the numbers and earnings of employees remunerated within the framework of the national budget by variables like industry, occupation, education, gender and age.
The statistics on central government monthly salaries have been compiled since 2006 from data received from the TAHTI information system maintained by the State Treasury. The data describe the service relationships valid on the last day of November of the statistical reference year.
Data on the service relationships and pay of state employees.
Background information on employees includes data on gender, age/age group, field of educational qualification and nationality. Information on the employer and workplace includes data on name of office or agency, pertaining main budget division and item, and municipality of location. Information on service relationships includes data on occupational title, full-time/part-time, permanent/fixed-term, duration of service and holiday entitlement. Information on earnings includes data on actual pay, earnings for regular working hours, total earnings and paid supplementary allowances. Information on working hours includes data on pertaining working hours regulation and weekly working hours.
The data are mainly public, but all unit-specific data are confidential.
Data on salaries are only published for groups comprising at least six persons and data on occupational titles for groups comprising at least 30 persons. Data on the salaries of individual state agencies and offices are not available. .
The most used classification variables are occupation, education, gender, age group, type of service relationship, main budget division, industry, region and province.
Up to 2005 the Ministry of Finance was authorised by the State Treasury to collect data from the agencies, institutions and ministries financed from the national budget on their service relationships by individual person and Statistics Finland received annually the file containing these data for November. From 2006 onwards the data have been received from the TAHTI information system maintained by the State Treasury. In respect of monthly paid employees, the data cover both those with employment contracts and those with public sector employment contracts.
The data are published annually in June.
Data on the salaries of state employees with public sector employment contracts are available starting from 1963 and on those of state employees with employment contracts starting from 1966. Unified files for the data are available starting from 1990 and 1994.
Last updated 26.10.2011
Statistics Finland Telephone +358 29 551 1000 Contact information Copyrights and Terms of Use Feedback |


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The Guardian
16 reviews
By installing you agree to the Terms of Use and other terms
Guardian News and MediaDownload size
1 MBLast updated
18.104.22.168Works with
- Windows Phone 8.1
- Windows Phone 8
- Windows Phone 7.5
App requires
- phone identity
- photo, music, and video libraries
- data services
- web browser component
- HD720P (720x1280)
- WVGA (480x800)
- WXGA (768x1280)
Supported languages (1)
The Guardian app for Windows delivers all the latest news and best content from the Guardian and Observer to your phone in a highly customisable, free app. Catch up with the day's sports news, comment and reviews, watch video, listen to podcasts and browse stunning picture galleries while on the move. Full feature list: - add multiple live tiles to your start screen - navigate news by section, topic or contributor - watch award-winning videos and listen to podcasts on background audio - save contributors, topics and sections to your favourites - swipe through stunning full-screen picture galleries - share news, articles and galleries
6/11/2014Android has an Australian Guardian APP...is much better
8/10/2014Last updated three years ago? Looks like the guardian has no interest in windows phone.
27/08/2014Shame you can't switch to the Australian addition, this would be much better, still a great news source for world news.
12/05/2014Where is the Aussie version?
18/02/2014Doesn't include all the content from their website
9/12/2013Not working in china. Website about china are blocked and when trying to open my Nokia crashes.
28/07/2013Needs the ability to switch to the Australian edition!
27/05/2013Would love to see an update that lets you sign in, comment, and switch editions say, to AU?
17/02/2013Very functional but should include rotation-lock to be perfect!
29/11/2011Good App but a download function should be developed so users can save and view their favourite articles offline.


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I purchased 5 seeds on Ebay, and they arrived about a week ago. I googled instructions, so I put them on top of damp potting soil/perlite in a living lettuce container I got at the grocery store. We punched holes in the bottom for drainage. I sealed the lid, put them on a heating pad on low, and they have been there for about 6 days. This morning, one has sprouted a stem! YAY! They will be house plants for a while, and once we get the acreage we want, they will have huge trees on which to climb. Looking forward to this adventure.
Suzi |
Follow-Up Postings:
- Posted by tropicbreezent (My Page) on Sat, Jun 9, 12 at 3:51
Congratulations. From little things big things grow. Although, it will take quite a while for them to climb up into "huge trees". They're not the fastest growers. |
- Posted by purpleinopp 8b AL (My Page) on Sat, Jun 9, 12 at 9:49
Sounds like fun! You might enjoy this dicussion. Although it's about house plants, the general info about Aroids might be pertinent or at least interesting. So few people have a chance to grow a "house plant in the wild." Good luck! |
- Posted by desertdance So.CA LowDesert (My Page) on Tue, Jun 12, 12 at 10:45
purpleinopp, I DID enjoy the discussion. 4 have now sprouted, and the first two actually have visible tiny leaves! I'll plant them in pots to start, and when we figure out the landing place, I'll put them in-ground, outside and let them grow to the shade. |
- Posted by purpleinopp 8b AL (My Page) on Tue, Jun 12, 12 at 12:21
That is really so cool, hope you'll offer an update once in a while. Worth taking a pic yet? |
- Posted by desertdance So.CA LowDesert (My Page) on Mon, Jun 18, 12 at 15:45
Frustrated here. Tried twice to post pics. The system isn't working, I think! Bummer, Suzi |
- Posted by desertdance So.CA LowDesert (My Page) on Mon, Jun 18, 12 at 15:47
Too leggy. Thinking of repottig. Are they too young? Suzi |
- Posted by purpleinopp 8b AL (My Page) on Tue, Jun 19, 12 at 9:38
Wish I could answer that. Feel free to send me an email if you want to talk about uploading, I'll try to help. |
Have you tried posting your pictures using tinypic.com? It's easy and works very well. Use the first line of code. |
- Posted by tropicbreezent (My Page) on Tue, Jun 19, 12 at 22:20
Suzi, if they're too leggy could be they're in too dark a shade. You coulde try brightening their light. But photos would be good to see what they look like. I gave up trying to put photos up on this site. Tried several times and only once one out of the 3 photos in one post was visible and the others not. Tried again with those same 3 but then none of them would show up. I was using Pbase which seems to work okay on other sites. |
- Posted by purpleinopp 8b AL (My Page) on Wed, Jun 20, 12 at 9:31
tropic, have you noticed the new upload feature? |
- Posted by tropicbreezent (My Page) on Thu, Jun 21, 12 at 0:36
No, but I'll take a look. There's a lot of photos I would have liked to have shown so it would be good to be able to do it. Thanks. |
- Posted by purpleinopp 8b AL (My Page) on Thu, Jun 21, 12 at 12:25
In every forum I visit, you can add a pic to any post. Right above your user name when you're typing, is an open box with a "browse" button. You can upload any pic from your computer. If you edit your comment after clicking "preview" you'll need to browse your image again (or copy what's in the box and paste it after clicking preview again.) |
- Posted by tropicbreezent (My Page) on Thu, Jun 21, 12 at 22:58
Thanks so much for that. I can't believe how simple that is. (I just checked it on the test forum.) Here's a photo of one of my 'monsters' |
- Posted by desertdance So.CA LowDesert (My Page) on Sat, Jun 23, 12 at 10:34
Wow! What a beautiful specimen! It appears I am a serial killer. I listened to a poster here, moved my leggy seedlings to partial sunlight, and suddenly they have all dried up. I'm holding out hope. Two are still a little green, but very shriveled. I piled loose damp potting soil around their leggy stems for protection, and am waiting to see if the roots put out new shoots. Doubtful, but holding out hope. My next idea will be to purchase a plant at a garden center.......... |
if you have a home in a place with the right climate, have you considered looking in the neighborhood for established plants from which you could get cuttings? I've grown them from just a chunk of vine--look for one with a couple of nodes to put out roots and leaves. |
- Posted by desertdance So.CA LowDesert (My Page) on Mon, Jun 25, 12 at 17:13
I'll try that. We are in process of selling one home and looking for another with acreage. Could take a couple months, but this is one vine I absolutely want. Have a gazillion wine grape vines, so I know the mentality of vines. A vine is like an 8 year old boy! Enthusiastic, can't lose, determined, all that! Would love to find some cuttings to root. Keeping my eyes open! Thanks! |
- Posted by tropicbreezent (My Page) on Mon, Jun 25, 12 at 21:48
Believe it or not, some people throw out plants like these with the rubbish. Not sure why, maybe grown too much or whatever. I'm not beyond rescuing abandoned plants like that. Even if they're on their last legs, Monstera respond quickly to a bit of TLC. On the subject of vines, I'm planning to post photos of vines at my place, mainly Pothos, Philos, Epipremnums, Syngonium, etc. And they are running rampant. They get up the trees just about as fast as an 8 year old. |
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text:
Logitech Harmony Ultimate
The ultimate control
Harmony Ultimate gives you all the control you deserve. Control home theater devices behind closed cabinets and walls. Access IR devices as well as Bluetooth game consoles. Even use your mobile phone as a powerful, personal universal remote control.
Control game consoles with Bluetooth
The included Harmony Hub turns RF signals from the remote control into IR and Bluetooth® commands your home theater devices can understand. Access internet services like Netflix® and Hulu® on your PS3®, Wii® or Xbox 360®.
Control Philips Hue lights
With one touch of your Harmony Ultimate, you can dim your lights, turn on your TV, start your DVD and set the mood. Harmony Ultimate allows you to set your Hue lights to the perfect brightness and color for any activity. *
* Phillips Hue Lights sold separately. Online setup required.
Harmony Ultimate control features
Exclusive to Harmony Ultimate are unique features that make it especially powerful. Double the number of buttons by programming them for both short and long presses. See in dark rooms thanks to the tilt sensors that automatically light up the touch screen. And gentle vibrations let you know when a screen button is pressed, so there's no need to take your eyes off whatever you're watching.
Customizable touch screen
The vibrant, 2.4" color touch screen lets you swipe and tap to change channels, adjust the volume, fast-forward or rewind. Or you can customize it the way you want.* Plus you can personalize your list of favorite channels** and switch to them with one tap.
Backlit buttons
All the buttons are backlit. So you can easily navigate your favorite entertainment, even in the dark.
Recharge with ease
Place your remote control in the included charging station when you're not using it to keep it charged and within easy reach.
Power only Harmony can provide
Harmony Ultimate can control up to 15 devices and is compatible with over 225,000 home theater devices. And unique to Harmony is our patented Smart State technology, which remembers your devices' power and input settings and automatically adjusts them based on what you want to do.
Easy, online setup
Connect Harmony Ultimate to your Mac or PC and visit myharmony.com. Harmony's guided setup will walk you through the process step by step. And, Harmony One users can use their current device and activity settings to make the setup process even easier.
Apple, the Apple logo, and iPhone are trademarks of Apple Inc., registered in the U.S. and other countries. App Store is a service mark of Apple Inc.
System Requirements
- iOS:
- iPad, iPhone, or iPod touch with iOS 5.0 or later
- Logitech Harmony App (free download from iTunes App Store)
- Android:
- Wi-Fi® enabled smartphone with Android 2.3 or later
- Logitech Harmony App (free download from Google Play)
- Windows®-based PC for setup:
- Windows XP, Vista, 7 or 8
- USB port
- Mac for setup:
- Mac OS X 10.4.8 or later
- USB port
- Broadband Internet Connection
802.11 b/g/n wireless home network- Supports WPA Personal, WPA2-AES and 64/128 bit WEP encryption)
Warranty Information
2-year Limited hardware warranty
Package Contents
- What's in the box:
- Remote control (with rechargeable battery)
- Harmony Hub
- 2 IR mini blasters
- Charging station
- USB cable
- 2 AC adapters
- User documentation
Part Number


text:
Progress Lighting (P3926-20T) 3 Light Dome Shaped Flush Mount in Antique Bronze
Product Guide(s) PDF:
Product Specs PDF
Installation PDF
Three-Light Flush mount with dome shaped glass, solid trim and decorative knobs.
Overall Dimensions: H: 6 5/8" in height, 15.25" in diameter,
Accomodates: (3) A19 Medium Base 60 watts bulb(s)
Install Position: Ceiling Flush
UL listed for UL-CUL, Damp location listed locations
Brand: Manufactured by Progress Lighting
Style: Matches D�cor
Finish Shown: Antique Bronze Finish
Height: H: 6 5/8"
Diameter: 15.25"
Number of Bulbs:3
Bulb Type: A19 Medium Base
Wattage: 60 watts
Bulbs Included? No
Additional Info
Product Category: Flush Mount
Glass/Shade Color: Etched Light Topaz
UL listed for: UL-CUL, Damp location listed Locations
Finish Shown: Antique Bronze
UPC Number: 785247 156979
Additional Details: - Color: Brown
- Finish Type: Painted
- Glass/Shade Shape: Bowl
- Room Type: Bathroom, Hall & Foyer Lighting
- Size: 15-1/4" dia., 6-5/8" ht.
Material: Lens/Shade: Glass
Weight: 6 pounds
Find Similar Items
Item Discontinued.
Please find a similar item and call us for discounted price.
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About This Manufacturer
Manufacturer Part Number(s): P3926-20T


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Any of you use this or have experience with this no chlorine shock? Ram makes a product called ClearOX and a local company makes "salt shock oxider" its costly but seems to be marketed directly at the salt pool owner. It claims to lower PH and Acid demand and extend the life of the cell.
The pool store guy told me not to use Refresh (calcium hypo) for shocking the sale pool- or if I do, disconnect the salt cell? So- what do you say? Comments? thanks. |
Follow-Up Postings:
Stick with Clorox or Great Value (Wal-Mart). Both are 6% sodium hypochlorite solution. If the price is right, pool store 10/12% solutions are good too. Monopersulfate is about 2X more money per 10K gallon pool dose and not as thorough a sanitizer as chlorine but still a decent oxidizer. Scott |
- Posted by Mike(firstname.lastname@example.com) onTue, Sep 13, 11 at 13:49
Yeah, don't use clorox in your pool if you live in Texas. In fact don't use any type of liquid chlorine if you are in south Texas. It's way too humid and you're assuring algae growth. Salt shock isn't a bad product at all for saltwater pools, I personally know the guy that created it. The reason you would bypass the salt cell when using a calcium hypochlorite based shock is so you don't damage the internal plates that actually breakdown the salt into active chlorine. Otherwise you could use a sodium dichlor based shock and you don't have to worry about calcium build up inside your salt cell. My best recommendation for a salt system would be to look into a product called pristiva. It's going to cost you at first, but they offer an algae free guarantee with their product package and if you sign up for it, they will send a guy out to treat your pool if you ever get algae. Plus they use pure halite and another additive that softens the water, improves overall clarity and prevents algae from being able to settle into the plaster. And if algae can't root into a surface, then it can't grow effectively. Either way you go, you'll be doing yourself and your pool a great deal of service by not putting bleach in your pool :) |
"don't use clorox in your pool if you live in Texas. In fact don't use any type of liquid chlorine if you are in south Texas. It's way too humid and you're assuring algae growth."??????????????????????????? Why is this? Isn't chlorine the same chemical once dissolved in the water, whether it comes from bleach, Tri-Clor, calcium hypo, etc. Each one contribute differently, Tri-chlor adds CYA, Cal-Hypo adds calcium, etc. But how does adding liquid chlorine (either bleach or 10%) cause Algae. Chorine is what kills algae, bleach is one form of getting to the disinfecting stage. Help me understand your comment as I am in TX and use both bleach and 10% liquid chlorine and supplement with Tri-Chlor. |
You can just ignore what Mike said. I live in Texas and I can promise you that my salt pool with clorox has not had any algae growth due to humidity. Spammer? I bet. Idiot, the jury is out but ready to render a decision. |
@Mike: Guess what a salt cell makes? Bleach but on a different scale. Guess how Clorox is made? Cells. What has humidity got to do with it? Nothing. Cal-Hypo adds calcium to a pool in addition to raising the chlorine level. For many, this additional calcium is unwanted as the level is already elevated. For those that have low calcium in the pool, this may be good or it may be bad, depending on the pool type. Di-Chlor also adds cyanuric acid, aka stabilizer. Sometimes you need more, often you don't. Having too high a level of this will require increased levels of chlorine to be effective for both normal use and shocking. Prestiva contains additives. They won't tell what it is either. They call it X20. You don't tell me what it is and I won't use. I won't recommend it. I won't consider it. You know who invented salt shock? I'll bite. Who was that? What is "salt shock"? Shock is a process, not a product. Keep your pool balanced and you won't have algae or anything else bad. I guarantee that. Scott |
@poolguynj Thank you, if you didnt correct all that bad information, I would have had too! This was alot less typing....LOL |
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text:
Welcome to nan47's Member Page
See my Clippings See my Journal See my trade list Send me an email
I live in: United States
My zone is: 6 MO
My favorite forum 1 is Moss, Ferns & Cryptogams.
My favorite forum 2 is Seed Exchange.
First registered on January 01, 2002 .


text:
Royal LePage Realty Centre Brokerage 2150 Hurontario Street (800) 277-0205 Each office is independantly owned and operated Learn more about our award winning office by clicking on the above photo
To View Our Open House Schedule
For Information On School Bus Cancellations CLICK:
For Information On Or To Receive Listings Of Power of Sales Click
For Information On Or To Receive Listings for Investments Duplex, Triplex, and Multiplex To Find Out more about Closing Costs Including: Lawyer Fees, Land Transfer Tax
To Receive Auto e-mails For homes That Meet Your Criteria e-mail: Bruno @ email@example.com
Current Mortgage Rates To help You Locate A School In Your New Neighborhood For More Information On Charities That We Support References From Past Clients To Return To Our Homepage Click:
2010 Municipal Taxation rates (Residential): Toronto: 0.8305702% Mississauga: 0.982115 Brampton: 1.202267 Milton: 0.878423 Hamilton: 1.538147 Stoney Creek: 1.32126330 The tax rate above is multiplied by the assessed value of your property. The result is the amount of property taxes that will be payable for the year.
This Page Find: (Please scroll down) Purchasing with 0 down, Bank Rates, School Locator, School Cancellation Directory, 2010 Tax Rate Guide, Rent Control Guide Lines, Buying on assignment, Tax sale properties, Mississauga Condo Directory, Boundary Maps, New Provincial Government program for First Time Buyers $10,000, 2009 Federal Budget incentives for First Time Home Buyers, Harmonizing of GST and PST, Lease to Own Program
In today's competitive real estate market, timing is everything. Many good homes are sold before they are even advertised. Beat other home buyers to the hottest new homes for sale with our New Listings Notifcation Service. We can offer you priority access to new listings before they appear on the public mls system.
We enjoy helping our clients purchase their homes in Mississauga, Brampton, Oakville, Milton, Toronto and beyond.
Joining the ranks of hundreds of families who realize that home ownership offers a number of rewarding benefits including building equity, saving for the future, and creating an environment for your family. When you own your own home, your hard-earned dollars contribute to your mortgage. The equity you earn is yours. Over time, your home will increase in value. We'll take you through the planning process step-by-step, to help you determine which home is right for you. You'll find a host of informative articles on mortgages, viewing homes, the offer, closing details and moving. We will guide you through the specific requirements that banks have for purchasing a home with ZERO DOWN .
Although the Federal Government has cancelled the zero down program, we have a lender that is still offering this program for our clients. Please feel free to contact us for more information on this mortgage product. We will walk you through each step of purchasing a home; from helping you Locate a Home, show you the home, pointing out all the features, evaluating home sales in the area to help educate you on prices, explain the "Offer Process" and what is involved. We will explain the importance of speaking to one of our mortgage brokers, to get pre-approved for a mortgage. We will also review the importance of a Home Inspection to help protect you from any hidden structural defects that the home may have. Finally we will also explain typical Closing Costs when you are purchasing a home.
Please contact us if you have any questions about buying/purchasing a home in Mississauga, Oakville, Milton, Brampton, Toronto, and the GTA. We are your relocation team for anywhere in North America and beyond.
To Learn More About Mortgages and To Use Our Mortgage Calculator
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Just Click On The City Below: Brampton Mississauga Toronto York Region Oakville, Milton, Acton, Burlington, and Georgetown
Definition of a Tax Sale Property A tax sale property is the sale of a property by municipal or government tax authorities. Usually in cases where the homeowner has failed to pay property taxes and is now in arrears. The sale of the home can be held by public auction, public tender or by sealed bids. Usually, the purchaser acquires nearly clear title and immediate possession of the property. Just like Power of Sale homes, the purchaser's right to possession of the property may be postponed in order to enable the delinquent taxpayer a specified period of time to repay the tax.
With any investment, there are risks involved. The proceeds of the sale are used to pay back all of the unpaid taxes and expenses that were incurred in listing the property. Any balance, is given to the delinquent taxpayer.
Occasionally, when taxes that are due on a property remain unpaid, the tax authority at public auction, sell the "lien" obtained against the delinquent taxpayer's property. The successful bidder can then convert this lien into ownership of the property if the delinquent taxpayer does not pay the taxes that are due within a specified redemption period.
In Canada, tax sales occur in every province. In Ontario, the process is as follows:
The municipality that is selling the property will not make any representations regarding the title or to any other matters relating to the land(s) to be sold. Responsibility for researching these matters remains with the potential purchasers.
The Municipal Act, 2001, governs all tax sales and the Municipal Tax Sales Rules made under that Act. The purchaser is required to pay the amount tendered plus any other accumulated taxes, land transfer tax and possibly GST. Typically, the municipality does not have any obligation to provide vacant possession to the purchaser.
Interestingly, if the Municipality, were to foreclose on a property, all of the mortgages owing on that property would be automatically cleared from the title. That is why mortgage lenders insist on verifying that the taxes are paid.
Most governments do not want to deal with the expense and hassle of foreclosures. That is why they opt to sell the tax defaults. The government recoups its tax revenues immediately, by selling the past due tax certificates.
The City or Municipality is only interested in recovering the outstanding taxes, they typically offer the owner many opportunities to bring the taxes up to date and if arrangements for payment have been made between the owner and the city, the tax sale of an advertised property will be cancelled.
Occasionally, no one bids on a property. Some reasons for this could be:
There might be an easement on the land and the building on it is restricted, the property may be too small so that you can not build on it. The property could be land locked and is not accessible, zoning of the land could limit its use, the property may be in such disrepair that it is not worth the taxes owed.
In most situations the city or municipality may try to identify any restrictions so that bidders are fully aware before they bid and commit their 20% deposit; as the deposit would be forfeited should the bidder not close the sale.
Where the tax sale has does not have any bids, the City has one year from the first failed tax sale to decide if the City wants to vest the property to itself. The city will have to review and analyze any and all concerns regarding the safety of the building as well as any concerns as to contamination to decide if the city should assume any risk by putting the property in the City's name.
If the City has decided not to vest the property they may issue another request for offers and accept much less than the taxes owed. These types are properties where the taxes owed are much more than the assessed value. The City also has the option to do nothing with the property and then start the whole tax process again on that property.
When a property does get sold at the tax sale, the minimum price bid for that property must be at least for the taxes owing. Where the bid was for more than the taxes owing the balance goes to Provincial Court as well as any other creditors that were registered on title.
The Real Estate Department is responsible for any properties where there are not any bids, and the property is vested to the City. They will work with transferring title to another government agency, or the city may acquire the property for its own use. The Real Estate Department may market the property and attempt to get the best price for the property. Most likely, the city will market the property on the MLS.
Often, real estate properties will first end up as a power of sale and the lender will sell the property before it becomes a tax sale property. Most tax sale properties are usually vacant lands or if there is a building on it, the building is usually in very poor repair and adds little to no value to the property.
The outstanding taxes are paid first, even before the mortgage, but typically it is the lender that sells the properties in Ontario. Municipalities may sell when it's only bare raw land and there may or may not be any mortgages on the property.
You must do your homework as well as due diligence before you consider purchasing such a property. ----------------------------- Assignment of a Sale The Assignment of Sale is just the assignment of a sales contract that two parites entered into at an earlier date.
This is the transfer of the right to purchase a property from the original purchaser to the new purchaser. It is not the transfer of the property.
An Assignment of sale is more common during the construction stage of many new developments and allow an original purchaser the opportunity to resell their right to purchase a property before having to complete the sale of that property.
Any administration charge(s) and/or restrictions that may be in your contract can/will be enforced regardless of the manner in which you assign your property.
When Selling an Assignment of sale, it is recommended that you seek independent legal and financial advice as this can be a complex transaction.
When Buying an Assignment of Sale, it is quite different than your regular real estate transactions. In this transaction you are only purchasing the contract from the original owner of that contract and assuming all of their rights and obligations.
Example of an Assignment
Original Purchase Price:$300,000 (as agreed upon in the original Contract of Purchase & Sale)
New Purchase Price: $350,000 (as agreed upon by the original owner and the new owners)
Difference /Assignment Fee: $50,000 (paid to the original owner of the Contract of Purchase & Sale)
Once the Assignment Fee has been paid by the new owner to the original owner; the new owner is then pays the original purchase price of the property as per the terms of the original Purchase and Sale Agreement to the developer.
The Assignment of Sale contract is not as simple as the above example. When entering into an Assignment it is important that both the original owner and the new owner seek professional advice. Let work for you and make your buying or selling experience easy and stress free.
For more information on Assignment of propeties, please give us a call.
The following map will help you to locate your new home by district.
Detailed Boundary Maps of Mississauga by District. If you would like a map not shown below, please let us know and we will e-mail you a link.
For your convenience, we have collected TREB Boundary Maps and have made them available for you. These district maps will help you identify the boundaries that Real Estate Representatives/Brokers use to do their searches with. Use these maps in order to help you better describe the area you want your next to be located.
First Time Home Buyer's have Three (3) Government Programs to Stimulate the Housing Industry
First-Time Home Buyers' Tax Credit A new non-refundable tax credit based on an amount of $5,000 for first-time homebuyers that purchase a home that closes after January 27th, 2009. The credit is based on the lower personal income tax rate for the year and must be claimed in the same taxation year to qualify.
A first-time homebuyer is an individual and/or their spouse/common-law partner who are purchasing a home for the first time or have not owned a home in the previous four (4) calendar years. Both individual's must intend to occupy the home as a principal residence.
Home Renovation Tax Credit This a temporary 15% Home Renovation Tax Credit (HRTC) and will provide tax relief to an approximately 4.6 million Canadians. The HRTC program will provide employment opportunities for the trades people, encourage investments in Canada's housing stock, and will boost sales for companies that produce and sell building products.
The HRTC will apply to eligible home renovation expenditures for work performed, or goods acquired, after January 27, 2009 and before February 1, 2010, pursuant to agreements entered into after January 27, 2009.
The 15-per-cent credit will provide Canadians with up to $1350 in tax relief on expenditures that range between $1,000 to $10,000.
RRSP-Home Buyers' Plan Enhanced Homebuyers can now withdraw up to $25,000 tax free from their RRSP's to buy or build a first home. This was increased from $20,000.
This program allows the withdrawal of up to $25,000 from a registered retirement savings plan (RRSP) to purchase or build a home for the new homebuyer or for a related person that has a disability.
Harmonization of PST and GST Ontario Premier McGuinty has publicly admitted that the provincial government is considering combining the Provincial Sales Tax (PST) and the Federal Goods and Services Tax (GST) into one harmonized sales tax. This harmonized sales tax could increase the cost of all new homes constructed because of the addition of the cost of PST on top of the GST.
The harmonized sales tax could also result in PST being charged on other various real estate related services that are currently exempt from PST. This can include: REALTOR® commissions, legal fees, appraisals, home inspections and other services.The harmonized tax will impact consumer spending and hurt the economy even further.
The following are some of the areas that will be subject to the HST: 1. Real Estate Commission 2. Legal Fees 3. Chattels 4. High ratio insurance premiums (CMHC)5. Fire insurance premiums 6. Home inspection fees 7. Moving costs 8. Appraisal fees 9. Surveys 10. Title Insurance
****Please note HST will NOT apply on the monthly maintenance fees for residential condominiums.
On the purchase of a new home from the builder, never having been occupied, there will be HST payable. The buyer, however, will be able to take advantage of a New Housing rebate up to an amount of $24,000. On the sale of new homes, the date of the Agreement is important. Generally, sales of newly constructed or substantially renovated homes under written agreements of purchase and sale entered into on or before June 18, 2009 would be grand parented, such that these sales would not be subject to the provincial portion of the single sales tax where both ownership and possession of the homes are transferred after June 2010. Therefore, if the Agreement of Purchase and Sale was entered into prior to June, 2009, then there would be no further implications regarding the HST.
When you are deciding to purchase a home, you need to consider the style of home that meets your needs and requirements.
To help you decide the following link about architecture will help you to determine; Housing styles, definitions, pictures, and explain the different home styles (Bungalow, split level, side split, back split, multilevel and more).
Mississauga Condo Directory- To help you to locate a condo within Mississauga.
An Overview WHAT TO KNOW ABOUT RENT and ANNUAL INCREASES--The infomation below will help all of our clients who are currently renting or have thought about renting a home or for those that currently own a rental home or have thought about purchasing one. There is always a question or concern on how much a Landlord can increase rent in any given year. How rent on a rental unit is decided--When a rental unit is vacant, a landlord and the person looking to rent the unit negotiate a rent and decide what services (such as hydro or parking) are included. Once the tenancy begins, the rules about rent and the other rules in the Residential Tenancies Act (the Act) apply. Rent Increases--The Landlord cannot increase the rent for a new Tenant until 12 months after the tenancy has started. The Landlord may then increase the rent once every 12 months.
Rent deposits A landlord can collect a rent deposit from a new tenant on or before the start of a new tenancy. Where the tenant pays rent by the month, the deposit cannot be more than one month's rent; where the tenant pays rent by the week, the deposit cannot be more than one week's rent. The rent deposit can only be used as the rent payment for the last month or week before the tenant moves out. It cannot be used for anything else, such as repairing damage to the rental unit. If the landlord gives the tenant a notice to increase the rent, the landlord can also ask the tenant to increase the rent deposit by the same amount. A landlord must pay the tenant interest on the rent deposit every year. Under the Act, the interest rate is the same as the rent increase guideline.
Exception: For the first interest payment that the Landlord has to pay the Tenant after January 31, 2007 an interest rate of 6%
Post-dated cheques and automatic payments When a landlord and a new tenant agree to enter into a rental agreement, they usually discuss how the rent will be paid. Although the landlord and tenant can agree that the rent will be paid by postdated cheques or automatic payments (such as debits from a tenant's account or by credit card), a landlord cannot require the tenant to pay by either of those methods. Once the landlord and tenant have agreed on a method of payment, it cannot be changed unless both the landlord and tenant agree.
Rent receipts A landlord must give the tenant a receipt for any rent payment, rent deposit or other charge, if the tenant asks for one. A landlord must also give a former tenant a receipt if that person asks for one within 12 months after the end of their tenancy. The landlord cannot charge a fee for giving a receipt. Increasing a tenant's rent In most cases, the rent can be increased if at least 12 months have passed since the tenant first moved in or since the tenant's last rent increase. A landlord must give at least 90 days notice in writing of any rent increase. The proper forms for this notice (Form N1, N2 or N3) are available from the Board. The most a landlord can increase the rent by, without asking the Board for approval, is the rent increase guideline (see the next section).
The rent increase guideline The rent increase guideline is set each year by the Ontario Government. It is based on the Consumer Price Index. Each year, the Government announces the guideline by August 31st for rent increases that will take effect on or after January 1st of the following year. A guideline rent increase does not need to be approved by the Board. However, a landlord must get approval from the Board before they can charge an increase above the guideline. Rent increase above the guideline A landlord can apply to the Board for an increase above the guideline if: the landlord's costs for municipal taxes and charges, and/or utilities (such as fuel, electricity or water) have increased significantly, or the landlord has done major repairs or renovations (these are called capital expenditures), or the landlord has operating costs for security services performed by persons who are not employees of the landlord. Rent increases for capital expenditures or security services cannot be more than 3% above the guideline each year. If the landlord justifies an increase that is more than 3% above the guideline, the increase can be taken over three years, at a rate of up to 3% above the guideline per year. For increases in the cost of municipal taxes and charges, and/or utilities, there is no limit on the amount of rent increase that can be approved. Some special rules apply to rent increases due to capital expenditures. For example, the landlord must make a copy of the supporting documents related to the application available to the tenants who are affected by the rent increase. Also, before passing the costs on to the tenants, the Board will
determine whether the work was really necessary. As well, if the Board determines that there are serious maintenance problems in the rental unit or building, the Board may: dismiss the landlord's application, or require the landlord to prove to the Board that the problems have been fixed before they can charge the approved increase. The landlord and tenant can agree to a rent increase above the guideline if they agree that the landlord will do major repairs or renovations, buy new equipment for the rental unit, or add a new service for the tenant. This agreement must be in writing. The proper form for this agreement (Form N10) is available from the Board. The highest increase that can be agreed to is 3% above the guideline.
Legal increases for the year--In most cases, by the Landlord can only increase a Tenant's rent by the guildline set each year by the Ministry of Municipal Affairs and Housing. The guideline for rent increase for 2015 is 1.6%
Rent receipts--The Act requires a landlord to provide rent receipts free of charge, to a tenant when the tenant asks for them. A tenant may ask for a receipt for any payment or deposit the tenant gives to the landlord, including a payment for rent arrears. It is an offence for a landlord to fail to provide a rent receipt when one is requested by a tenant.
This Act also applies to a former tenant. The landlord must provide a former tenant with receipts if they request it, as long as the former tenant makes their request within one year of the date they moved out.
If you would like more information on the Landlord and Tenant Board; please go to their website. http://www.ltb.gov.on.ca/
This information is a summary of Ontario's New Residential Tenancies Act. This new law came into effect on January 31, 2007. The Act sets out the rights and responsibilities of Landlords and Tenants who are renting residential properties. This is not a complete summary of the law and it is not intended to provide legal advice.
Who is covered by this Act? Landlords and tenants of most rental units are covered by most of the rules in the Act. A rental unit can be an apartment, a house, or a room in a rooming or boarding house. The Act also applies to care homes, retirement homes, and sites in a mobile home park or land lease community. The rules about rent do not apply to: New rental buildings, non-profit and public housing, university and college residences. However, these units are covered by most of the other rules in the Act about mainenance, and reasons for eviction. The Act does not apply if the Tenant shares a kitchen or bathroom with the Landlord.
About the Board The Landlord and Tenant Board (the Board) resolves disputes between tenants and landlords. It is similar to a court. Either a landlord or a tenant can apply to the Board. Their disputes can be worked out through mediation or adjudication. In mediation, a Board Mediator helps a landlord and tenant reach an agreement they are both satisfied with. In adjudication, a hearing is usually held. A Board Member makes a decision based on the evidence the landlord and tenant present, and then issues an order. An order is the final, written version of the Board Member's decision. The Board also provides landlords and tenants with information about the rights and responsibilities they have under the Act.
About Tenancy Agreements The landlord and tenant can sign a written agreement when a new tenancy is entered into, or they can have an oral agreement. A tenancy agreement is often called a lease. The landlord must give the tenant a copy of any written lease. The lease should not contain any terms that are inconsistent with the Act. If the lease does contain a term that is inconsistent with the Act, that term will not be enforced by the Board. The landlord must also give the tenant the landlord's legal name and address so that the tenant can give the landlord any necessary notices or documents. Whether there is a written or oral lease, landlords must provide new tenants with information about the rights and responsibilities of landlords and tenants and about the role of the Landlord and Tenant Board. The landlord must give this information to the tenant on or before the start of the tenancy, in a form approved by the Board. The Board has a two-page brochure that landlord's should use for this
purpose. Rent for a new tenant When a new tenancy is entered into, the landlord and tenant decide how much the rent will be for a rental unit and which services will be included in the rent (ex parking, cable, heat, electricity. In most cases, the rent cannot be increased until at least 12 months after the Tenant has moved in.
Where the landlord and tenant make this kind of agreement, the landlord does not have to apply to the Board for approval of the increase. A tenant has five days after signing this agreement to change their mind and tell their landlord, in writing, that they no longer agree to the rent increase.Rent should be reduced if: the utility costs go down after the landlord has increased the tenant's rent by more than the guideline based on an order from the Board that approved the increase based on utility costs, a capital expenditure is fully paid for; this only applies to tenants who are still living in the same rental unit they were living in when the Board approved the rent increase based on the capital expenditure, or • the municipal property tax is reduced by more than the prescribed percentage, resulting in an automatic rent reduction. A tenant can apply to the Board to have their rent reduced if: the municipal taxes or charges on the rental property go down, the Landlord reduced or removed a service they had provided to the tenant without reducing the rent, or the Landlord did not keep a promise they made in an agreement to a rent increase above the guideline.A Landlord's Responsibilities: A landlord has to keep the rental property in a good state of repair. A landlord must obey all health, safety, housing and maintenance standards, as set out in any provincial laws or municipal bylaws. This is true even if the tenant was aware of the problems when they agreed to rent the unit. A tenant can apply to the Board if the landlord is not meeting their maintenance obligations. If the Board agrees that the landlord is not meeting their maintenance obligations, there are a number of remedies the Board can order. For example, the Board can order that the tenant does not have to pay some or all of the rent until the landlord does the repairs or that the landlord cannot increase the rent for the the rental unit any serious maintenance problems are fixed. airs\Tenant's Responsibilities: A tenant must keep their rental unit clean, up to the standard that most people would consider ordinary or normal cleanliness.A tenant must repair or pay for the repair of any damage to the rental property caused by the tenant, the tenant's guest or another person who lives in the rental unit. This includes damage in the tenant's unit, as well as any common area such as a hallway, elevator, stairway, driveway or parking area. It does not matter whether the damage was done on purpose or by not being careful enough - the tenant is responsible. However, the tenant is not responsible to repair damage caused by normal "wear and tear". For example, if the carpet has become worn after years of normal use, the tenant would not have to replace the carpet. A landlord can apply to the Board if the tenant has not repaired any damage. If the Board agrees that the tenant should be held responsible for the damage, the Board can order the tenant to pay the cost of repairing the damage or even evict the tenant. A tenant should not withhold any part of the rent, even if the tenant feels that maintenance is poor or a necessary repair has not been done. A tenant could be evicted, if they withhold rent without getting approval from the Board. Vital services A landlord cannot shut off or interfere with the supply of any of the following to a Tenant's rental unit: heat (from September 1- June 15), electricity, fuel (oil,or natural gas), or hot/cold water.Entry without written notice: A landlord can enter a tenant's rental unit without written notice if: there is an emergency such as a fire, the tenant agrees to let the landlord in, a care home tenant has agreed in writing that the landlord can come in to check on their condition at regular intervals. A landlord can enter a rental unit without written notice, between 8 a.m. and 8 p.m. if: the rental agreement requires the landlord to clean the unit – unless the agreement allows different hours for cleaning, the landlord or tenant has given a notice of termination, or they have an agreement to end the tenancy, and the landlord wants to show the unit to a potential new tenant (in this case, although notice is not required, the landlord must try to tell the tenant before entering for this reason).Entry with 24 hours written notice A landlord can enter the rental unit between 8 a.m. and 8 p.m., and only if they have given the tenant 24 hours written notice: to make repairs or do work in the unit, to carry out an inspection, where reasonable, in order to determine whether repairs are needed, to allow a potential mortgagee or insurer of the complex to view the unit, to allow a potential purchaser to view the rental unit (note: the Act also allows a registered real estate agent or broker to enter for this purpose if they have written authorization from the landlord), to allow an engineer, architect or other similar professional to make an inspection for a proposed conversion under the Condominium Act; or for any reasonable purpose allowed by the rental agreement. The notice must include the reason why the landlord wants to enter the rental unit and must state what time, between 8 a.m. and 8 p.m., the landlord will enter the unit. If the landlord gives the tenant the correct notice, the landlord can enter even if the tenant is not at home.Renewing a Lease The end of a lease does not mean a tenant has to move out. A new lease can be made or the landlord and tenant can agree to renew the lease for another fixed term period. If a new agreement is not reached, the tenant still has the right to stay: as a monthly tenant, if they paid their rent by the month in the expired lease, or as a weekly tenant, if they paid their rent by the week in the expired lease. Where the tenant stays on as a monthly or weekly tenant, all the rules of the former lease will still apply to the landlord and tenant. But the landlord can increase the rent each year by the amount allowed under the Act. If a tenant wants to leave A tenant must give their landlord written notice if they plan to move out. The proper form for this notice (Form N9) is available from the Board. The amount of notice that is required is based on the rental period, as follows: A tenant and landlord can agree to end a tenancy early. The parties can make an oral agreement to end the tenancy, but it is best to have a written agreement. A notice of termination does not have to be given by either the landlord or the tenant if there is an agreement to end the tenancy. A tenant in a care home can end a tenancy early, by giving at least 30 days notice in writing to the landlord. the tenant: then the tenant
If the Tenant pays rent on a monthly basis, at least 60 days notice, the end of a monthly rental period; if the Tenant has a lease for a fixed term, at least 60 days notice, no earlier than the last day of the lease.
Assigning a tenancy and subletting A tenant may be able to transfer their right to occupy the rental unit to someone else. This is called an assignment. In an assignment, a new person takes the place of the tenant, but all the terms of the rental agreement stay the same.
A sublet occurs when a tenant moves out of the rental unit, lets another person live there for a period of time, but returns to live in the unit before the tenancy ends. In a sublet, the terms of the rental agreement and the landlord/tenant relationship do not change. A tenant must have the landlord's approval for an assignment or a sublet, but, in either case, the landlord must have a good reason for refusing. Rules about special tenancies Some tenants do not have the right to assign their tenancy or sublet; for example, a tenant who is a superintendent, or a tenant who lives in subsidized, public or non-profit housing, or in housing provided by an educational institution where the tenant works or is a student
Ending a tenancy by the landlord A landlord can end a tenancy only for the reasons allowed by the Act. The first step is for the landlord to give the tenant notice in writing that they want the tenant to move out. The proper forms a landlord must use for giving a notice to end the tenancy are available from the Board. If the tenant does not move out after receiving the notice, the landlord can askthe Board to end the tenancy by filing an application. The Board will decide if the tenancy should end after holding a hearing. Both the landlord and the tenant can come to the hearing and explain their side to a Member of the Board.
Reasons for eviction based on the tenant's conduct The Act allows a landlord to give a tenant notice if the tenant, the tenant's guest or someone else who lives in the rental unit either does something they should not do, or does not do something they should. For example: not paying the rent in full, persistently paying the rent late, causing damage to the rental property, illegal activity, affecting the safety of others, disturbing the enjoyment of other tenants or the landlord, allowing too many people to live in the rental unit ("overcrowding"), not reporting income in subsidized housing. In some cases, a landlord can give a tenant notice based on the presence or conduct of a pet the tenant is keeping, such as where a pet causes damage to the rental property.
Other reasons for eviction There are some other reasons for eviction that are not related to what the tenant has done or not done. For example: the landlord wants the rental unit for their own use or for the use of an immediate family member or a caregiver, the landlord has agreed to sell the property and the purchaser wants all or part of the property for their own use or for the use of an immediate family member or a caregiver, the landlord plans major repairs or renovations that require a building permit and vacant possession, the landlord plans to demolish the rental property.
First Time Home Buyers living in Peel may be eligible to receive government assistance up to $10 000 for a down payment. The Ontario Government has designed an Affordable Home Ownership Program to help provide low-to-moderate income residents who are currently renting the opportunity to qualify for down-payment load assistance when they buy a home in Peel Region (which covers Brampton, Caledon and Mississauga). This program will assist eligible applicants who have a total annual income of $75,800 or less and a purchase price that does not exceed $247,000. Qualifying applicants can receive up to a maximum of $10,000 in assistance. Who Qualifies for this Government Assistance Home Ownership Program? Applicants must be:18 years of age or older, Not own or have an interest in another residential property, Using the home as the sole and principal residence of the purchaser, Currently be renting and looking to buy a sole and principal residenceHaving a total household income not exceeding $75,800, Obtain a mortgage and demonstrate sustainabilityParticipants may not include anticipated rental income from a portion of the property in order to obtain a mortgageAble to pay all additional closing costs, Able to supply all necessary documentation to the Region of PeelTerms of the Loan:The down payment loan is for a 20-year period and no interest is charged if:The home remains the sole and principal residence of the owner, cannot be rented, leased or sold in the 20-year period. On the 20th anniversary date of the agreement, the loan is automatically forgiven provided there has been no default.Repayment of the loan is required when: The home ceases to become the sole and principal residence of the owner, or is sold before the 20-year affordability period.In the event that the home is sold before the 20-year affordability period, and there is a value increase, the down payment loan must be repaid plus five per cent (5%) of the capital gain (appreciation). If the home is sold for less than the original purchase price, the owner does not pay appreciation and the principal is forgiven (the sale must be at fair market value and must be an arm's length transaction).
This Loan applies to: Detached, semi-detached, townhomes and condominiums. Duplex, triplex, mobile homes, and New Homes do not qualify. Please give us a call if you would like more information.
Rent/Lease to Own is a lease agreement between the Owner of a property and a Tenant-Owner. Both parties agree on lease payments that will be paid monthly over the lease term, which is usually two [2] years or more. 20% of the monthly lease payments will be credited towards your future down payment which will be used to purchase the home at the end of the lease term. The Tenant is required to have a minimum deposit of five % [5] or more depending on the risk. This deposit will be held by the Landlord. With lease to own, you have the option to pick any residential property from the Multiple Listing Service (MLS), based on the amount you will be pre-approved for. With lease to own, the Investor/Landlord will purchase the home that you desire, and the lease to own program/agreement begins. At the end of the lease agreement the Tenant has the option of purchasing the home based on a purchase price that has been set in advance. The purchase price will take into consideration of market trends, assuming an appreciation rate of 3-5% each year. As a Tenant you have the option to walk away from the purchase before the end of the lease. However, you will forfeit the monthly contributions made toward the future down payment, and your deposit as well. When you purchase the home that you have been leasing, standard closing costs apply (Land transfer tax, legal, etc). Lease to own is an option for you if you have a: Low beacon score due to late payments, bankruptcy and consumer proposal, collection(s) and/or judgment(s), bank or financial institution that will not renew your mortgage, if your home is going into power of sale or if you do not have any established credit.Also the self-employed can benefit from this program as the rules to qualify for a mortgage with CMHC has changed. If you are new to the country, and do not have a beacon score or credit bureau, you can qualify for the rent to own program if: You have been in Canada for less than 12 months, can obtain a minimum down payment of 10% for salary income, and for stated income 15% down. Home must be in great condition, with the property value of $350,000 maximum. The lease term would be 2 – 5 years. With lease to own, your lease payment and maximum home value that you can purchase is based on your income. How do you calculate your purchase price?• GDS is 30% based on combined monthly income• Gross Annual Income / 12 Months x (.3) =Maximum Lease Payment• Lease Payment / (.0085) = Maximum House ValueTenant Can Be Qualified For You are required to have a sufficient income to cover the monthly rent payments. All Tenants that enter into the Lease to Own program will also be offered the opportunity to enter the BDO Canada New Beginnings credit mentoring program. This will help to ensure that at the end of your lease term your credit will be repaired and that you will be in a position to apply and be approved for a mortgage. This program runs for a period of 24 months that will provide a personal coach for approximately 30 minutes per month for a nominal monthly charge. This will ensure that credit history is being created and a beacon score high enough to satisfy CMHC and lenders guidelines.
Once you have obtained a 650 plus beacon score, you will be able to secure financing through all the major lenders that are available.
In the event that your beacon score does not reach the 650 benchmark after two years, the lease can be extended by 3 or 4 months while your credit continues to improve.
Rent/Lease to own for Investors Attention Investors: If you are thinking of purchasing a rental/investment property…consider the lease to own program.The lease to own program offers you qualified Tenants that will: have a 5% down payment, pay for all maintenance and upkeep, are carefully screened, and a turn key operation offering a exit strategy as Tenant will own the home at the end of the lease term and a pre-determined price. (Lease term varies from 2-4 years).
If you would like more information on the lease/rent to own program, Please contact us.


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Cars > shermanparts's Garage
About shermanparts's Garage
About me and my passion for cars
Sherman & Associates
61166 Van Dyke Rd
Washington, MI 48094
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This group is dedicated to the General Motors J-platform vehicles. These include the Chevrolet Cavalier, Pontiac Sunfire, Sunbird and J2000, Olds Firenza, Buick SkyHawk and Cadillac Cimarron. The purpose of this group is to educate and inform others about these cars, as well as to put j-body...
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Mon, Apr 7, 08 at 19:48
I am 52 and have been going through menopause, I too have very sore and painful nipples and breasts, I need to get a mammogram , but i'm just too sore, my mother died from Breast Cancer at the age of 55 only because she chose not to do anything about it, I'm not going down that way, I am relieved that other women are going through this, so it is normal, I was getting pretty scared, I will try evening primrose oil, anything to relieve this agony, Thank you! |
Follow-Up Postings:
Hi Earthygal I know what you mean. I've read that breast tenderness tends to happen more often with "estrogen dominance". Have you been tested? You might have a higher level of estrogen than progesterone. Stopping caffeine also helped me. |
- Posted by earthygal52 (My Page) on Wed, Apr 9, 08 at 21:59
Hi,Bobbi54, Thank you so much for that info, I believe you're right on, I am overweight and I know that is the cause of being "Estrogen Dominant" I need to find a gynocoligist so I can take care of this,Thanks again! |
I would also like to mention Dr. Christiane Northrupp's book called "The Wisdom of Menopause". It is so full of wonderful information for you. Bobbi |
I am 55 and my nipples are really sore! My last period was Dec. 2007. I am glad all you women are here, now I am not so nervous. My breath even hurts the nipples when I blow on them. |
- Posted by earthygal52 (My Page) on Sun, Jun 8, 08 at 12:34
Hi Ladies, Just wanted to mention, I have gotten relief, I've been taking Mega Omegas, Multi-vitamin's for over 50(no Iron),Lysine 1000 mg. and this seems to help, so don't give up, take back your life, it's just too short to be suffering like that, good Luck to you all!!! |
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The colors of the leaves and the sunlight are so so great at the moment. A walk through the forrest is magical, he looks so beautiful...highly recommended!:-) Agfa Ct Precisa100 | Zenit 122
Taken by aexel with a Zenit 122 loaded with Agfa CT Precisa 100 (35mm) film (available in our Online Shop) in Offenbach, Germany. These tags describe this photo: forrest, wald, natur, sunny, colorful, fall, laub, blätter, nature, tree, autmn, herbst, developed, home, offenbach, crossed, x-pro, 122, zenit, expired, 100, precisa, ct, and agfa. This photo can also be found in the album Colors of autmn.Please login to get more out of this site
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It's not a bad sunscreen, but it's also not perfect, it has TiO2 and Oxybenzone as sunscreen ingredients, Dior doen't state the %, but TiO2 is the second ingredient, so it's almost broadspectum screen. Oxybenzone covers the UVB and UVA-I ranges, TiO2 protects from UVA-I and a bit from UVA-II since Dior uses fairly large TiO2 particles (that way TiO2 is a less effective agains UVB, hence the need for oxybenzone). Texture wise it's a bit sticky cream, but not really bad, doesn't turn greasy, but there is a slight metallic cast from titanium on the skin and it steaks sometimes leaving whitish steaks. Fragrance is on the strong side, probably to cover the sunscreen smell, but all Dior Bronze products have a similar warm scent to them, so I'm not sure about that. Despite the richness and strong fragrance, it doesn't break me out or turn me into a greaseball. The tube it weird tho, the lid can't really be unscrewed, you have to twist it a bit and then it opens to dispense the product. Probably very convenient for beach trips, you can't loose the lid and you don't get sand anywhere.But I wouldn't buy this one again, I want something with full protection range and without Oxybenzone and the white steaks.
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West Florida made it a clean sweep of men and women's golf by posting rounds of 306-313 - 619. West Georgia was second (310-314 - 624), followed by the Lady Flames. West Alabama was fourth (337-314 - 651) and Shorter rounded out the top five (322 -332 -654). A total of seven GSC schools took part in the two-day event.
Lee senior Courtney Shelton completed her outstanding four years of golf for the Lady Flames by firing rounds of 77-76 - 153. She finished fifth behind medalist Elin Olsson (West Florida) who shot 77-70 - 147. Shorter's Pauline Schopp (71-77 - 148) was second, followed by Lola Uribe Astolfi of West Georgia (75-74 - 149) and Aimee Paterson of West Florida (75-77-152).
Lee's Bernadette Little earned a sixth-place finish after her 75-79 - 154. Madison Alexander (77-83 - 160) placed in a deadlock for 11th. Callie Kitchens turned in the final score that counted for the Lady Flames on Tuesday (83) and totaled 165, good enough for a tie for 18th. Cori Burns had a 76 on Monday, but slipped to an 85 on Tuesday and her 161 placed the freshman in a tie for 14th. Both Shelton and Little were named to the all-tournament team.
"We made a solid showing in our first GSC tournament," said coach John Maupin. "I was a little disappointed, but we didn't handle the wind very well today. I've got to give West Florida credit. We have moved up to the next level and we cannot afford to leave shots out there like we did today. The competition is just too strong."
Maupin had special praise for Shelton. "She leaves Lee as the best golfer to ever play here and she is a special person. Courtney has won medalist honors in 10 tournaments and helped our teams win 19 championships, including the NCCAA National Championship. You don't replace that type of golfer."
Lee men
finish 4th
TUNICA, Miss. — The Lee men's golf team made a solid showing in its first Gulf South Conference tournament. With freshman Shea Sylvester and senior Hunter Vest leading the way, the Flames finished fourth in the 10-team field.
West Florida, paced by medalist Juan Miguel Hereida (203), took the team title with a 54-hole total of 865, five strokes better than the 870 fired by second-place finishers North Alabama and Delta State (870).
Lee (298) posted the second best round on Tuesday at the Tunica National Golf and Tennis Club and had a 54-hole total of 874, some 17 strokes better than fifth-place finisher, West Georgia. Ten GSC schools took part in the two-day tournament on the par-72, 6851-yard layout.
While Heredia walked away with individual honors, Connor Godsey of North Alabama (204) was second and Reed Lindsey (208) of Delta State placed third. Sylvester showed the conference he will be a force to be reckoned with for years to come. His minus-5, 70-68-73 - 211 was strong enough for fourth place and Vest finished fifth with an even-par 71-74-71 - 216.
Sophomore Taylor Davis carded rounds of 73-72-78 - 223, good enough for 17th. Senior Matt Emery turned in the final score that counted on Tuesday (76) and ended his Lee career with a 235. Newcomer Adam Wright had an up-and-down tournament. He started with a 78, came back with a 70 during the second 18 on Monday and then slipped to an 84 on Tuesday for a 54-hole score of 232.
"Overall I think this was a solid showing for our first GSC tournament," commented coach John Maupin. "This is really strong league and if you want to win you have to play very good golf. We just weren't quite as sharp as we needed to be. Shea and Hunter played really well today and for the tournament." Both earned spots on the all-tournament team.
Maupin noted the wind made the course play much tougher on Tuesday. "I hate to say goodbye to these seniors (Vest and Emery). They've been fantastic players for us, and carried us to new heights. I'm grateful that they came to Lee University and appreciate all their hard work. They've done it all ... multiple conference titles, All-Americans, and an NCCAA title is a strong legacy to leave. I'm really proud of them."


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11 Rappers Who Need To Hurry Up And Drop New Albums
Danny Brown
I'm not trying to sound spoiled. We've gotten plenty of dope guest features from Danny on tracks like "New World Order," "All My N*ggaz," Reynolds," "Quez" and "Thizzles." But his last full project, the critically acclaimed XXX, came out in 2011, and we've been waiting on the sequel Old ever since. Darq E Freaker recently dropped a song off the project called "Hand Stand" and it's every bit as insane as we hoped it would be, but considering that Danny had to threaten his record label on Twitter to give him a release date, one can only hope that Fool's Gold will stay true to their word.
Photo Credit: FactMag


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Method of painting or drawing in which conscious control over the movement of the hand is suppressed so that the subconscious mind may take over. For some Abstract Expressionists, such as Jackson Pollock, the automatic process encompassed the entire process of composition. The Surrealists, having once achieved an interesting image or form by automatic or chance means, exploited the technique with fully conscious purpose. See also Abstract Expressionism, action painting, Surrealism.
This entry comes from Encyclopædia Britannica Concise.
For the full entry on automatism, visit Britannica.com.
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FALL TS06: Dark Horse to Deliver More SERENITY
While no physical prototypes were on display at their New York showroom, Dark Horse did announce that new Serenity product is on tap for 2007.
Items mentioned include possible new spaceship ornaments (see "FULL REVIEW: Dark Horse SERENITY Ornament") and a PVC mini-figure box set. The latter was shown to me in pictured prototype form and I can say they are coming along wonderfully.
[ E-mail to a Friend - Discuss in our Forums ]
FALL TS06: Dark Horse Nabs NECCO License


text: I love this teeny-tiny bottle with the tiny brush 'cause it's so easy to use. This polish goes on nice and sheer, but not so sheer too. I guess I'm trying to say - it streaks! But you have to look pretty close to notice that. Its odor lingers quite awhile too. Also, if this product has a name other than the number 140, I'm not sure what it is since I couldn't find it on the bottle. It's a very pretty soft, opaque light pink that's very flattering to fair or fair/med skin tones.


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In the Name of the Emperor...
Rogue Trader is now on sale! |
Rogue Trader | Published 07 October 2009 |
The time is here. The Emperor has entrusted you with the sacred duty to explore the galaxy and bring it under his protection and control, and your commission begins today.
Rogue Trader is now on sale at retailers and in our webstore!
In Rogue Trader, you take on the role of a Rogue Trader and his most trusted counsellors, empowered by an ancient warrant of trade to seek out profit and plunder amongst unexplored regions of space. Your ship will take you to new worlds and uncharted reaches of the void, where you will encounter rivals, pirates, aliens, and possibly even creatures of the warp. You will acquire and spend great wealth and riches, and fame or infamy will follow. You will discover ancient and forgotten mysteries and search out the unknown to find lost human worlds or never before seen celestial phenomena. You must survive the dangers of space, for beyond the threat of vacuum and deadly radiation lurk things Man was never meant to find.
Head over to the description page to see more information on this ground-breaking RPG, then see your friendly local game retailer or visit our webstore! If you have any questions about your Rogue Trader Collector's Edition purchase, please contact [email protected].
Rogue Trader is a roleplaying game set in dark gothic far future of Games Workshop's Warhammer 40,000 universe. Players take on the roles of explorers aboard a Rogue Trader's ship, searching for profit and adventure while discovering new alien cultures and threats in the uncharted regions of space.
Rogue Trader: The greatest game in the world :D
So what's this then. A new game ? How exciting... what's it about ?
Friday can't come quick enough for me!
Off to the shops as NoGutsNoGlory! said... I will be visiting my friendly local game store on Friday. Supply lines to here are probably about two additional weeks, but a little optimism never hurt anyone :-)
Hopefully, a copy find´s it way to germany within the next 20 days.
wow is it gen con all ready! sorry LOL
sweet now I have to wait for it to filter into the U.K. but its going to be worth the wait from what I have seen! :)
I don't suppose there's any chance at all that a PDF version of this will be available for sale at some point? I may be in the minority, but I find such things incredibly useful. Pelgrane Press released their Trail of Cthulhu stuff as PDFs and I refer to it all the time - doubly so when running games over Skype.
A long wait, but it was worth it! For the Emperor! :D
Excellent - now to wait til they arrive in the UK and then into our retailers... oooo maybe already here... off to the shops now...
At long last...........


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My raised beds have become a bit compacted, and I have a good amount of compost ready to go right now. I was thinking of borrowing one of those small tillers to just fluff things up. Should I till in the compost or fluff up the soil and top dress? Ideas? Nancy |
Follow-Up Postings:
Depends. Tilling is known to harm the Soil Food Web that may be in your soil and compost, but that is a quick way to get the compost mixed into the soil. Tilling, with gasoline or electric powered tools, also uses non renewable resources which also contibute to air pollution. |
- Posted by tn_gardening (My Page) on Tue, Feb 12, 13 at 11:08
I think either method will work just fine. You always hear about folks mixing compost in to the top 2" - 6" of their gardens. Since I can't plant anything in my garden (and it's a small garden) right now, I enjoy the physical process of turning my beds by hand (shovel, fork, hoe etc.). I would suggest doing whatever works best for you considering your time schedule, physical abilities and equiptment. |
If your soil really is compacted, I'd fork it in for sure. You want to amend the soil where the roots are, not where you can see on the surface. And don't worry about your 'soil food web' - once through with a pitchfork or tiller isn't going to harm organisms so small you can't see them - they just get pushed around. Tilling is only a problem in farming, where they go through the fields multiple times each year. You're talking about doing it once before the growing season. And just to add: I find it laughable that someone who is using his/her local power plant - and massive internet server farms somewhere - to give you advice is telling you not to take advantage of power tools to do a one per year job that will help your gardening - on a gardening web site. Just sayin.' |
raised bed for veggies or permanent perennial bed? |
What type of soil is in your raised beds? Soil mix with peat, perlite or vermiculite, & compost or native soil or blend of all? How much organic matter? Pure compost breaks down & compacts. Top is crusty. Did you layer on compost in the fall? Do you have a lot of rain that might have compacted the soil? Is it free draining or is it mucky? If wet now don't touch it or you mess with the soil structure. Roots need that structure to breathe. If you don't want to till just use a garden fork after you've spread your compost. Raised beds usually don't need tilling if you've not stepped in them. insert fork It will look chunky and uneven. Let the rain & worms do the rest of the work. If you're not planting for a few weeks to a few months should be easy to rake smooth for seeds. Only if you need to plant right away you'd need to rake. Transplants do okay in the chunky as long as you don't smother plants. Hope that helps, |
- Posted by nancyjane_gardener USDA 8ish No CA (My Page) on Wed, Feb 13, 13 at 21:19
Thanks all. The beds all have different soils from different years and different sources. I usually start with a garden mix (good mix with lots of compost) either from a landscape place, or, recently the landfill (certified organic). I have added a bed or 2 every year or so. I fork down and break up the clay, add HM, ,then landscape cloth and vege mix soil. I top this with home made compost, usually in late winter and fluff with a weed weasle and rake and all is usually fine. A couple of the older beds are pretty compacted (no, I don't walk around in them, they are all 4' or less wide) All of the beds have dropped to about 4" below the top of the bins. I like to have them within an inch of the top. I'm not too concerned about the small amount of electricity I'll be using, cause we just had an energy audit done while looking into putting in a solar system, and were told our wattage use for this size house is extremely low! I think I'll ask my neighbor about borrowing the little tiller and see how it works. Nancy |
How hard is it to dig in the ground. It doesn't sound like the beds are experiencing a lot of compaction. I would get rid of the landscape fabric and add 4 inches or more of mulch. |
I prefer tilling it in, although I am against tilling (and now I gave it up, with permanent drip in every bed). But I think unfinished compost is what you need for maximum fluff. leaves are fine, even better if mixed with kitchen scraps. Hay, straw, yard waste, spent grapes from wine making, restaurant waste, sawdust, end-of-season dead plants. Remember, you don't really fluff anything, the worms do, and whole soft organic matter is much more nutritious for them than compost. |
I agree with jonfrum....But...tractors are not ruining the soil, In order for a farm to pay for itself we need the 110 bushels to an acre to make profits , that will not happen if we have weeds and dont spray or fertilizer. USA will not have the cheap food and meat prices compared to the rest of the world if we didnt make 4 passes a year. Kimmers saying that we are ruining the enviroment has taken the UN wealth redistobution scheme and swallowed it hook line and sinker. Im glad that we Canadians like the Russians and Chineese have opted out of the Kyoto accord because we realize this CO2 propoganda is a joke. The earth has been cooling over the past sixteen years and if you want to rock back and forth on your fork or urinate on your organic garden to find some nitrogen have at it...as for me I use a roto tiller peat moss and granular fertilizer and have soil and gardens that I can be proud of. |
- Posted by nancyjane_gardener USDA 8ish No CA (My Page) on Thu, Feb 14, 13 at 21:26
I mis spoke and meant the wire underneath rather than fabric. This is NOT an option due to the MANY MANY gophers in our area! This is why I don't fork in in my raised beds. Too much of a possibility of messing with the wire and letting the dreaded gophers in! I usually use my weed weasle or whatever you call it ( the thing you insert and twist to break up the dirt?), but a couple of the beds are just too hard to dig that in! SO! I don't want to start any fight about who digs/plows/tills/poops/composts or whatever! Thank you for your responses, I've decided to borrow the small tiller from the neighbor and till in some home made compost a few inches deep. I don't think I'll ruin my garden or the environment by doing this every few years. Maybe I'll chop up some worms to make even more! (whoo boy! Now I'm asking for it!) Happy gardening! Nancy |
- Posted by toxcrusadr 5 (My Page) on Fri, Feb 15, 13 at 15:29
I think you're right on nancyjane. Enjoy the garden, and may Spring come soon! |
- Posted by nancyjane_gardener USDA 8ish No CA (My Page) on Fri, Feb 15, 13 at 20:33
Thanks! We're looking at around 70 for thte weekend, then back to rain. It IS sneaking up on us, though! Nancy |
- Posted by tropical_thought San Francisco (My Page) on Sun, Feb 17, 13 at 8:59
I live right near you. But, I don't have any gophers. I used to have a mole when I had a lawn. I hope I don't get any gophers. I have dogs and cats, maybe that is why? I just add compost on top and sometimes I fluff it in the surface, but I don't dig deep unless I am planting a new plant. I have all sand soil. When the soil is hard, it really takes a while to get it soft to the point where one can sort of hand fluff it. I made an edit so hopefully I can be notified when people reply here. But, I don't think it will work. Nancy if you have any composting questions or if you want to see my set up, you can contact me here. |
This post was edited by tropical_thought on Sun, Feb 17, 13 at 10:35
- Posted by nancyjane_gardener USDA 8ish No CA (My Page) on Sun, Feb 17, 13 at 11:38
Tropical- I'm pretty sure our soils are quite opposite! I have total clay! I truck in soil from the dump to fill my raised beds and now have 4 compost bins. 2 tumbler and 2 free standing. I tumble for awhile, then dump them into the free standing bins to finish. I usually have enough compost to cover all of the beds once a year. Works for me! |
- Posted by tropical_thought San Francisco (My Page) on Sun, Feb 17, 13 at 17:32
I am always composting and adding the finished to the surface where there are plants as needed. If the ground begins to feel hard I add the compost and it becomes softer. I don't have to till, I never have tilled. |
Kim, if you don't beat your laundry against rocks in a stream, you have no right to speak. Nancy, you're mistaken if you think that chopping up worms increases the population. It's not true. It's like puppies. If you chop the tail off, they'll live. Chop them off at the midsection----dead puppy. |
- Posted by nancyjane_gardener USDA 8ish No CA (My Page) on Mon, Feb 18, 13 at 21:30
Uh OH! Don't want any dead puppies! Nancy |
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Apple Unveils New Pro Products
Re:Powerbook Resolution (590 comments)
"And it's hard enough to read at that resolution. Trust me, I have one"
Amazingly, different people have different needs, and evidently different levels of eyesight. I have a 12" powerbook, and the only issue I have with it is the 1024x768 resolution just isn't high enough. I have no problems reading it. I currently have "text size" in safari as low as it will go, and I can read everything just fine.


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Mon, Feb 27, 12 at 17:17
Has anyone used Mediterranean blue as their plaster/finish color? I'm looking at Wet Edge Altima plaster but having trouble finding any photos of what a finished pool using this color looks like. Thanks! |
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(page 2 of 5)
Often unrecognized in making the march possible is Arnie Aronson, who advocated for civil rights for six decades. In the months leading up to the march, secret meetings were held at Aronson's house in Rye, N.Y., where many of the logistics for the event were debated and eventually finalized.
Al Vorspan, former director of the Religious Action Center for Reform Judaism's commission on social action:
Arnie Aronson was indispensable. He was one of the great Jewish leaders of our generation. Arnie and Roy Wilkins [of the National Association for the Advancement of Colored People] were like twins. When those two set their minds to planning something, it was unbreakable. All parties leaned on Arnie for civil rights advice. He was the guy with the tools but never the publicity or grandstanding.
Simon Aronson, son of Arnie Aronson:
This was just before my 20th birthday, and I was home in Rye for the summer. I remember two meetings — there may have been more at our home. They would've been in June and July of '63.
There were a few questions standing in the way. One was, 'Where are we going to meet?' Because if we met at SNCC's [The Student Nonviolent Coordinating Committee's] offices, it looks like SNCC is leading. People were ready to call the march off. There were a lot of politics [with] people threatening to back out at the last minute. So it was trying to find a neutral place and also trying to stay out of the limelight. What my father and Roy did was to invite pretty much all the leaders to our house. They all came in and sat around our dining room table — we had a modest house — and they spent the afternoon dishing things out. I remember shaking the hand of Martin Luther King.
Bayard [Rustin] was the real hands-on, full-time operational structurer of the march. Port-o-potties were a big question. Where do you put them? How many do you need? If it's hot, what do you do with overheating? Bayard was in charge of all of that.
I know they also talked about orders of the speeches. That meant a big deal to black leaders.
We had a little upstairs and could peer through the banister and see them talking in the dining room. My mother would serve cookies or coffee. These meetings were two to three hours. I remember my father would tell me he wanted public pressure on the Kennedy administration to pass civil rights legislation, primarily aimed at jobs. My father was disappointed in the 1964 [Civil Rights] Act; he thought the bill was emasculated. The march worked in making it a national issue, public awareness, but the bill that passed itself he thought was a real loser.
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