Military Transfers coming to Halifax Dartmouth Information Page

	Sandy and Judy Hines 902-877-4668 902-489-4663 sandy@sandyhines.com

Welcome Military personnel !!
You've been posted and you need to find a home in the Halifax metro area. This site should help. It includes some basic information about your relocation package as well as common questions that the many military buyers that I have dealt with over the years have asked. It also includes some information about your House Hunting Trip and provides links to military services available in Halifax Regional Municipality. Servicing military personnel that are moving in and out of the Halifax area is a major part of my real estate business. Every year I deal with members moving into and out of the area. Hopefully the information below will help you understand the process better. The information provided is in no way your relocation package. It is meant to highlight some important parts of the package. It is a list of some of the common expenses you may incur in your move. For a complete list and extensive detail of the IRP program you will meet with an IRP rep who will explain the program. You can see a copy of the IRP Program that is posted on the Royal LePage Relocation Website.
I am not an IRP rep and although I am knowledgeable about the program any questions on what is covered or not covered should be directed to your IRP rep.
If you are looking for an agent I would appreciate you considering me for the job. If you click the "Request a package of homes be sent to you" below and fill out the form you will be sent a a complete Homebuyer's Package that will include a list of properties that fit your requirements. You will also be set up on the MLS Prospector program so that you are emailed properties that fit your criteria as soon as they are listed on MLS. All MLS
listings are eventually posted to Realtor.ca but using prospector you are notified well in advance of them being posted.

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Brief Description of the IRP Military Relocation Package
Your relocation package will consist of three components Core, Custom and Personalized. The Core component covers items that are considered essential for your move such as cost to sell your existing property or dispose of your rental unit, cost of your House Hunting Trip (HHT) etc. The Custom component cover items that enhance your move such as marketing incentives on your existing property to help it sell, bridge financing and costs associated with your extended family. The last component is non essential but attributable to your move such as a Movement Grant, Posting Allowances and others. Below is a description of the components, some examples of what the component covers and what happens if they are not used.

Component/ Envelopes	Overview	Examples of items covered	What happens if not used
Core	Core benefits are essential to a move. All core benefits are funded directly by the Department. A member is not required to use these benefits, however any unused benefits cannot be exchanged or assigned any monetary value to pay for any other benefits or expenses.	- Disposal of your rental unit. Pay for getting out of lease - Pay for costs to sell your residence,all real estate commissions and legal fees etc,mortgage breaking penalties, home equity assistance -Costs associated with your house hunting trip such as travel and hotels -Cost to purchase new house including legal fees, inspections -Cost to move such as moving expenses, travel etc. -Much more. Ask IRP rep for more details.	If you don't use you forfeit them

Custom	Custom benefits enhance a move. Custom funding is based on the factors of type of accommodation, distance traveled and family size. The custom funding formula is used by the member to pay for these custom benefits only and cannot be used for any other type of benefit.	- Building Inspection on your existing property - Marketing Incentives such as decorating allowances, early closing incentives - Cost to have someone take care of your children on HHT - Dependant and Extended Family Travel - Bridge Financing - Interest on $25,000 Home Relocation Loan - Miscellaneous Expenses for Extended Family such as transportation, lodgings, meals and miscellaneous expenses - Car rental when primary vehicle shipped - Shipment of - Second Vehicle, Pets, Boats, Antiques, Artwork, RV's, Trailers - Miscellaneous Shipping Expenses Spousal Employment Search expenses	Choose it and use it or lose it

Personalized	Personalized benefits are non-essential expenses but are attributable to a move It is within the member’s discretion to use personalized benefits. The personalized funding formula is available for use in three ways: • it can pay for any personalized benefits; • it can pay for additional custom benefits beyond what can be covered by the custom-funding formula; and • remaining funds can be cashed out and paid directly to the member.	- Movement Grant: Members receive a non-accountable grant in an amount of $650. This allowance is intended to offset various losses or expenses incurred but not specifically provided for because of the move. Members must sign a statement verifying that these expenses were incurred. Receipts are not required. -Posting Allowance:Members who elect not to sell their home receive an incentive equal to 80% of the pre-negotiated corporate real estate commission rate based on the appraised value of the home. It shall not exceed $12,000. Members can generate Personalized Funding as a result of savings on HHT. These savings can occur in one of two ways: • Shortened HHT • CF Service Air	Remaining funds can be cashed out and paid directly to the member.

Military House Hunting Trip (HHT)
Once posted you are entitled to a House Hunting Trip (HHT). The HHT shall normally be taken 60 – 30 days in advance of Change of Strength date (COS). A HHT is not normally recommended when the COS is within 30 days, unless the Base Commander of the gaining unit is confident that the HHT will be successful and will reduce the requirement for ILM&M. HHT bookings must be made at least 14 days prior to departure dates, except
when operational requirements prevents it and the Base Commander authorize the last minute bookings.HHT must be authorized by your Base Commander at least 14 days prior to your HHT.
A standard HHT as a Core Benefit includes up to 5 days and 5 nights at the new location, for the member, or spouse, or both.
The total duration, including travel time, should not normally exceed 7 days and 6 nights.
Your meals will be reimbursed for the total 7 days of your HHT including travel days.
Members are entitled to a rental car and all expenses related to it such as gasoline, insurance and parking while on your HHT. You can pick one up at airport. You can upgrade your car but the difference it not part of your Core Benefits.
All your legal and other fees associated with your purchase will be covered. You will need to use only approved suppliers from your list for such services as real estate agents, lawyers, house inspectors, surveyors etc. Only suppliers on the list can be used. Many of these services will be billed directly to IRP such as legal and house inspectors. You will usually need to pay for water tests, well and septic inspections and radon gas inspection etc and be reimbursed later by IRP. If you are buying a property on a well and septic you should count on about $1000 for the various tests.

What will usually happen on the HHT is that you will arrive one day and start looking at houses the next. However if you land early enough in the day you could look at properties that day as well. What I do is setup a lot of properties for the first day. We will spend at least 3-4 hours to the whole day looking at properties. You can usually view up to 10 or more properties in a day. If no property is found the first day then we would go out the second day. This may be a long or short day. It really depends on availability of properties that suit your criteria. Hopefully at the end of the second day a short list is created and if time allows we will view the short list on day two. If a property is decided on an offer is prepared We will usually hear back on that offer the same day or the next morning at the latest. Hopefully an agreement will be reached. Appointments for inspections are setup for the next day if possible. We will provide you with the names of approved inspectors and will setup the appointments with the ones that you choose. You will contact your lender and your insurance company as soon as your offer is accepted because you will have limited time to get these approved. The whole buying process should be completed by the end of Day 4 at the latest so that if something goes wrong such as a bad inspection then you have time to move onto your second choice.
Having dealt extensively with military buyers I know what needs to be done and will take care of everything for you. Military Buyers Frequently Asked Questions:

Question: I have been told that I'm being posted but don't have the message yet. I want to put my house on the

market now. Should I ?
Answer: No. You can create some problems for yourself if you have listed before your message actually comes in. You should wait.

Question: What is a usual closing date in the Halifax area?
Answer: 6 weeks to two months but it varies depending on time of year. In January until June we see a lot of sellers who would like to close end of June so closing dates could be a little longer.

Question: How far ahead of my COS date should I plan my house hunting trip?
Answer: 8-9 weeks would be a good time given the fact that the average closing date is two months here.

Question: Regarding lot size the policy reads that the member will only be covered for expenses for properties that are 1.25 acres or less unless the zoning
in the area requires it in which case a lot size of up to 4 acres is covered. What does this mean?
Answer: In the outlining areas of HRM in such areas as Hammonds Plains, Fall River, Porter's Lake and many others the lot size is large because the properties do not have municipal sewer and therefore require a septic system. These lots are usually 1/2 acres or larger. If you buy one of these lots the lot size policy could affect you.
The policy states you cannot buy a property over 4 acres if you want to have your costs covered. This is really the limit for lot size for you. If you buy a property that is less than 1.25 acres nothing has to be done. The lot fits within the policy. Almost all lots on municipal water and sewer will be less than this size. If the you buy a property that is larger than 1.25 acres you will have to provide written proof that the size is required by the municipality. What you will require will depend on your IRP rep. Some will accept a letter from the real estate agent stating that the lot size is normal for the area and is required to be as large because of the septic system. Some will require a letter from the municipality stating that the property conforms with zoning by laws. If you require this letter from the municipality there is a cost of between $60 and $100 to you and this cost will not be reimbursed. In the Halifax Regional Municipality planning department there is a policy not to provide these letters unless it is a commercial property. However they will provide the letter for military and RCMP postings. If you are considering buying in the outskirts of HRM you should ask your IRP rep what they will require from you.

Question: I'm hearing that you need many years seniority before you can park at the base. Is this true?
Answer: Yes. Parking is limited at the base and it is mostly based on years in. Many members take the bus for this reason. There is some private paid parking near the base but it is also limited.

Question: Should I do a house inspection, what does it cost and does my relocation plan cover it?
Answer: Yes. There may certain circumstances where the inspection is not covered but in all sales when I have been involved the inspection was covered. You must use an approved inspector and the cost is limited to the approved cost. I am very aware of the approved inspectors and can help you choose. The inspectors will bill IRP direct. You will need to provide them with the name and phone number of your IRP rep.

Question: Are there any other inspections I should do?
Answer: Yes You should do a Radon Gas test. The recommended limits for Radon has dropped significantly. As a result properties that once passed are now failing. If the property is on a well and has a septic you will need to test these as well. You will test the well to make sure that the levels of bacteria, arsenic and uranium are within allowable limits. This is a requirement for your mortgage. You should also do a Flow Test on the well to determine how much water the well is currently producing. Finally you should do a septic inspection. All these inspections will be covered by IRP but you must ask the house inspector to recommend these tests in the inspection report and then you will give this report to your IRP rep.

Question: My house hunting trip is a week. How many days should I spend actually looking for a house?
Answer: It takes about a day to negotiate a deal. The inspection could be a couple of days to set up. You should leave a day or so in case something goes wrong. If you've done some research ahead of time a couple of good days usually will be enough.

Question: If I find a house on the internet and want more information can you email me more details?
Answer: Yes. I have the ability to email listings with full details. More details than is available on the net. I can also set you up on the MLS Prospector which means you will be emailed all new mls listings that fit your requirements as soon as they are posted on mls. This may be a few days ahead of Realtor.ca.

Question: What do you do for me when I come to town?
Answer: I will try to clear my schedule when you arrive until you leave. My goal is to find you a good house in the time you are here. I understand the time crunch you are under and will work hard with you to find you a home as quickly as possible. I will recommend inspectors and lawyers that are on your IRP approved list. I will setup all necessary inspections etc that you will require. I've done this many times so I know what you need.

Question: Can you recommend an military approved hotel that is nice?
Answer: The Holiday Inn Express is located on the edge of Halifax city between Halifax and Bedford. It is a fairly new hotel that is very clean and well run. It has a pool, hot tub and some exercise equipment. Their phone number is 902-445-1100. I can also recommend Lakeview Inn and Suites which is also located on the edge of Halifax. This hotel is almost new as well and has larger suite type rooms. Call 902-450-3020 or toll free at 1-877-355-3500.
Some members have liked the Quality Inn. This hotel is almost new and is located on the edge of Halifax. You can phone them at 902- 444-6700 or toll free at 1-800-424-6423. If you would like a hotel with suites the Radisson Suite Hotel in downtown Halifax is good bet. Call 902- 429-7233 or toll free at 1-800-333-3333.

Question: How do I request information from you?
Answer:If you would like for me to send you a package of homes go to http://www.sandyhines.com/request.htm and fill out my request form.

If you have a question email at sandy@sandyhines.com or call me at 902-877-4668
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Useful Military Related Links

IRP Policy Site
Maritime Forces Atlantic Personnel Support Programs
Military Family Resource Center
Shearwater Military Family Resource Center
Canadian Forces Personelle Support Agency
12 Wing Shearwater
Shearwater Aviation Museum
Navy
Air force
Dept. of National Defense
Trident News
Nova Scotia International Air Show
Maritime Forces Atlantic
Canadian Forces Housing Agency
Canex
Personnel Support Program(PSP)
HMSC Windsor
Fleet Club Atlantic
Military Wives Support
CFB Halifax Officer's Mess

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