The Harmer Group-Real Estate

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🏡 Team | Royal Heritage Realty
Buy • Sell • Invest
Durham-based • Ontario-wide
Your home decisions, mortgage structure, and investment plan — aligned.
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Principal Residence to Rental Conversion: What You Should Know Before You Make the SwitchThinking about turning your hom...
06/04/2026

Principal Residence to Rental Conversion: What You Should Know Before You Make the Switch

Thinking about turning your home into a rental?

In Canada, converting your principal residence into a rental property can trigger tax implications — even if you do not actually sell the home.

When a property changes from personal use to rental use, CRA may treat it as though you sold the property at fair market value and immediately bought it back at that same value. This is called a change in use or deemed disposition.

Simply put, there may be tax reporting required, and potentially tax consequences, even though no sale took place.

A few key things to consider before making the switch:
• What is the fair market value of the property on the date of conversion?
• Will the principal residence exemption shelter some or all of the gain?
• Should a subsection 45(2) election be considered?
• Will you be buying or designating another principal residence?
• How will rental income and expenses be tracked and reported?
• Should you avoid claiming CCA/depreciation?
• Is the property being used as a long-term rental or short-term rental?

One of the biggest planning points is the possible 45(2) election, which may allow you to defer the deemed disposition and, in certain cases, continue treating the property as your principal residence for up to four additional years.

But — and this is the important part — these rules are highly fact-specific. The right strategy depends on your timeline, future plans, property value, rental structure, ownership, and whether you may eventually move back in or sell.

Before converting a principal residence into a rental, always connect with a qualified tax advisor or accountant. A small decision today can have a meaningful impact later.
Smart planning before the switch can save a very expensive “oops” down the road.

Find out more at HarmerWealth.com

This is the kind of message that makes the whole job worth it."Smooth and effortless." That's how J.K described buying a...
06/03/2026

This is the kind of message that makes the whole job worth it.

"Smooth and effortless." That's how J.K described buying and selling with our team — and honestly, that's the goal every single time.

But here's the thing: effortless for the client means a lot of work behind the scenes. The organization, the constant communication, the staying-on-top-of-every-detail — that's the part nobody sees, and it's exactly the part that makes a move feel calm instead of chaotic.

Going the extra mile isn't a slogan for us. It's the standard. And when a client tells us they felt supported every step of the way, that's the win we actually care about. 🤍

Thank you, J.K, for trusting us with something this big.

Thinking about making a move this year? The right team makes all the difference. DM us or call 905.622.0821 — let's build the plan together.

The Harmer Group | TLR Group
905.622.0821
Presented by: Royal Heritage Realty Ltd., Brokerage
www.TheHarmerGroup.ca | [email protected]

Welcome home. We've been saving your spot. 🔑Some keys unlock a house. These ones unlock a homecoming.After building a li...
06/02/2026

Welcome home. We've been saving your spot. 🔑

Some keys unlock a house. These ones unlock a homecoming.

After building a life out west, D & K are coming back to Ontario — back to family, back to roots, back to the people who can't wait to have them close again. And the home that's waiting for them? It's every bit the fresh start this next chapter deserves.

Helping family find their landing spot is the work that means the most to us. Every street, every detail, every timeline lined up around one goal: getting D & K home, and getting it right.

To D & K — your beautiful new home is ready, and so are we. We cannot wait to celebrate this with you, and we cannot wait to have you back where you belong. 🏡

Looking for the right home in the right community? That's the work we love most. DM us or call 905.622.0821 — let's build the plan.
—

Realtors on the transaction
Chad Harmer & Tara Baylis
The Harmer Group | TLR Group
905.622.0821
Presented by: Royal Heritage Realty Ltd., Brokerage
www.TheHarmerGroup.ca | [email protected]

Closing one door in Alberta. Opening a whole new one back home.There's a particular kind of move that isn't really about...
06/02/2026

Closing one door in Alberta. Opening a whole new one back home.

There's a particular kind of move that isn't really about the house at all. It's about coming home.

D & K built a life out west — a home, a rhythm, memories in every room. Letting that go is never simple. Behind every "Sold" sign there's a goodbye, and this one carried real weight: a chapter in Alberta, lovingly closed.

This one was a little different for us. With D & K selling a province away, the best thing we could do was put the right people in their corner on the ground — so we connected them with an excellent brokerage partner in Alberta to handle the local sale, and stayed alongside them through every step. Great real estate is a team sport, and knowing when to bring in the right partner is part of the job.

But this isn't an ending. It's the first step of a journey back to Ontario — back to family, back to the people who've been counting down the days. Selling from across the country takes trust, and coordination.

To D & K: we know what you're leaving behind, and we don't take for granted what it means to help you take this step. Thank you for letting us be part of it.

Now — onto home. 🤍

Thinking about a move, near or far? The market rewards a strategy, not a sign — and the right network matters too. Let's talk before you list — DM us or call 905.622.0821.
—

SOLD CONDITIONALLY | Trent HillsA very special congratulations to T + M on having their offer accepted on what we hope w...
05/30/2026

SOLD CONDITIONALLY | Trent Hills

A very special congratulations to T + M on having their offer accepted on what we hope will soon be their first home.

This next chapter is a big one: a new home, a growing family, and so much to look forward to.

Like many home searches, this one came with a few bumps along the way, including the disappointment of a property that felt like “the one.” But with patience, focus, and persistence, the right opportunity came together.

Nicole was honoured to help guide T + M through this meaningful milestone, and we are so excited for them as they move one step closer to making new memories in their first home and welcoming their first child.

Congratulations, T + M. We are wishing you every happiness in this exciting new season. 🏡

Lead Agent: Nicole Eiras
Realtors on the Deal: Nicole Eiras, Chad Harmer, Tara Baylis
Nicole Eiras

The Harmer Group | TLR Group
905.622.0821
Royal Heritage Realty Ltd., Brokerage.

05/27/2026

Who says you have to buy a home alone? 🏠

If saving for a down payment on your own feels impossible right now, here's a smart move more buyers are making to get into the market:

Co-buy with family or friends.

By teaming up, you can:
✅ Combine incomes and qualify for more
✅ Split the down payment
✅ Share monthly costs (mortgage, taxes, utilities)
✅ Build equity instead of paying someone else's

With the right plan in place, co-ownership can turn "someday" into "this year." We've helped clients buy with parents, adult children, siblings, and best friends — and the math often works far better than people think.

But buying together isn't just a handshake deal. Title structure, exit strategy, what happens if someone wants out, what happens if life changes — these all need to be answered before you sign anything.

👉 Follow us for Part 2, where we break down cohabitation / co-ownership agreements — what they are, why they matter, and how they protect everyone involved.

Thinking about co-buying? DM us "CO-BUY" and we'll walk you through what's possible — from pre-approval to the legal side.

— The Harmer Group | TLR Group
📞 905-330-3925
🌐 theharmergroup.ca | harmerwealth.com

05/25/2026

If you had $500 to upgrade your home, here's exactly where we'd spend it 👇

Whether you're prepping to list or just want your space to feel new again, these small moves punch way above their price tag:

🎨 Fresh paint — brightens everything and makes a room feel brand new.
💡 Light fixtures — swap a couple and the whole room looks more polished.
🧽 Declutter + deep clean — costs almost nothing, makes your home feel bigger.
🌿 Curb appeal — new house numbers, a mailbox refresh, and a couple of plants at the door.
🔩 Kitchen hardware — new handles or k***s completely change the look.
🛁 Bathroom refresh — fresh caulking, new faucet, mirror update = instant spa feel.

You don't need a full remodel. These little changes make a big impact without draining your wallet — and if you're thinking of selling, they can add real dollars to your sale price.

Planning to list in 2026? DM us "REFRESH" and we'll put together a free pre-list walk-through with our top ROI recommendations for your home.

— The Harmer Group | TLR Group
📞 905-330-3925
🌐 theharmergroup.ca

Amanda Davis

Some deals just feel like they were always meant to be.A year ago, we met a wonderful couple at one of our open houses. ...
05/24/2026

Some deals just feel like they were always meant to be.

A year ago, we met a wonderful couple at one of our open houses. One conversation turned into a real connection — and a year later, here we are.

Conditionally sold. And in just over a week from today? These two are getting married. 🤍

This one is warm and fuzzy all the way through. Not just because of the wedding bells — but because they trusted us with everything: the purchase of their new home, the sale of their properties, AND helping their daughter find her own place along the way.

That's three moves, one family, one extraordinary year. The kind of trust you don't take lightly — and we didn't.

Congratulations to a couple we adore. Here's to the wedding, the new home, and every chapter still to come. 🥂

Looking for the right home in the right community? That's the work we love most. DM us or call 905.431.6055 — let's build the plan.

—

Realtors on the transaction
Tara Baylis, Chad Harmer
TLR Group | The Harmer Group
905.431.6055
www.TaraLeaRealEstate.com

Address

5301 Main Street
Bowmanville, ON
L0B1M0

Telephone

+19056220821

Website

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