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Buying a House or Condo at Blue Mountain for Short Term Rentals

Buying an Investment Property at Blue Mountain Village

If you are considering buying a property in Blue Mountain Village for rental income there is a process in place that must be followed. Depending on the location and age of the condominium, some units are members of the Blue Mountain Village Association and some are not. Furthermore, a Short Term Stay (STA) license from The Blue Mountains  is required if you intend to rent out for periods shorter than 30 days. The Greg Syrota Team are very knowledgeable about the process and can help walk you through!

FAQ

What is the Blue Mountain Village Association?

The Blue Mountain Village Association (BMVA) is a not for profit association formed to manage and maintain all common areas and facilities in the Village, including marketing the Village as a four season destination, hosting year-round animation and festivals, landscaping, snow and garbage removal, maintenance and repair of Village infrastructure, operation of Plunge! Aquatic Centre and Millpond, liaise with levels of Government, free shuttle service and security.

Do I have to join the Blue Mountain Village Association if purchasing a condo at Blue?

Yes. All properties in the Village Core (Grand Georgian, Weider Lodge, Seasons at Blue, Mosaic at Blue, Westin Trillium House), Historic Snowbridge, Rivergrass, Monterra Ridge, Blue Horizon, Crestview are mandated to become members by a special Ontario legislation

Why do many condominium owners join the Blue Mountain Village Association?

Mainly it’s because of the Short Term Rental Tax Benefits. Membership in the BMVA   meets the test for reclassification of property tax class for properties in short-term rental programs from Commercial to Resort Condominium.  In The Blue Mountains, the rate for Resort Condominium is equivalent to the rate of Residential.  Commercial is typically double the rate of Residential; therefore, annual cost savings from this property tax change for members is significant.

Why are some Blue Mountain Condominiums BMVA Members and some are not?

Older condominiums like Wintergreen Place were built around 1988, which was before the Village Association was established. Since then, some home owners have joined the Village Association due to the benefits and some have not. If you decide to join the Village Association, registration goes on the title of the property and cannot be removed and annual fees apply. Before buying a Blue Mountain condominium it is smart to ask if owners are BMVA members, as there is an additional cost at closing too.

Buying or Selling - Preliminary Documentation

Due to the unique nature of reporting and legal requirements to the various organizations involved with Village properties, we recommend potential members consider using a local realtor and lawyer when purchasing Village property.

A Status Certificate must be requested on the property. The fee is $75 + HST = $84.75.  Three copies of the Status Certificate are included with other documentations; giving complete disclosure on the operations of the BMVA. The items included are:

  • Members Guide including the General Bylaw and Special Act, Bill Pr14, An Act respecting Blue Mountain Village Association;
  • Member Information Form;
  • Most recent Annual Report including the audited financial statement;
  • Recent communications to Members; and
  • Other material pertinent to Village operations.

One copy of the signed Status Certificate, acknowledging receipt and the completed Member Information Form must be returned to the BMVA along with payment of any outstanding fees and the Entry Fee.

For further details on purchasing and selling a BMVA member property, contact Tina Ward at tward@bluemountainvillage.ca or call 705-444-7398 ext 221 or follow link HERE for additional information and Status Certificate Request form.

Buying or Selling - Documentation On Or Prior Confirmation of a Firm Purchase and Sale Agreement

  • The Status Certificate, Membership Information Form, Members’ Guide, Annual Report and copies of any VA member correspondence must be delivered to the purchaser.
  • The purchaser must sign the acknowledgement on the first page of the Status Certificate confirming receipt.
  • Any changes in closing date or other information previously provided to the VA must be advised.

Buying or Selling - Documentation Upon Closing

  • If the closing occurs after one month from issue of the Status Certificate, the VA will provide a Status Certificate Update at no charge for delivery to the purchaser if requested.
  • The purchaser’s legal counsel must promptly deliver the following to the VA immediately upon closing:
  • A cheque payable to the VA for the Entry Fee referred to in item 3 of the Status Certificate together with applicable HST;
  • A copy of the land transfer tax affidavit to evidence the purchase price amount upon which the Entry Fee is based and to confirm name registered on title to the property. (Note: While the purchaser is primarily liable to pay the Entry Fee, the vendor is jointly and severally liable for it.  Therefore, the vendor legal counsel must ensure that on closing the fee is paid.);
  • Any unpaid Basic or Rental Royalty Fees noted on the Status Certificate will have to be resolved between the vendor and purchaser prior to closing and an adjustment made on the Statement of Adjustments with remittance forwarded to the VA for the outstanding amount(s);
  • One signed copy of the Status Certificate acknowledging receipt; and
  • Completed Member Information Form.

Future Requirements

  • The Basic Fee (plus HST) referred to in paragraph 2 of the Status Certificate is payable in equal quarterly installments in advance within 5 days of the first day of January, April, July and October.
  • If the transaction involves an Undeveloped Lot, the Basic Fee is not payable until the home being built has been substantially completed. The purchaser must arrange to have the VA notified of substantial completion and have the plans delivered to the VA office so that the square footage can be calculated for determining the Basic Fee.
  • If the unit is rented, a 2% Rental Royalty fee is payable monthly in arrears by the 15th of the next month.  If the unit is in the BMR rental program, it is the responsibility of the owner to pay 1% and it is the responsibility of the rental manager to pay 1% of all revenue generated from the rental of the unit.  The manager is responsible for remitting the full 2% Rental Royalty Fee to the VA on behalf of both parties. (Note:  Blue Mountain Resort and Westin Trillium House charge this fee as a Village Amenity fee to the paying guest; therefore, relieving both parties of this fee.)  If the unit is not in a rental program, it is the responsibility of the owner to remit the full 2% Rental Royalty fee to the VA.  

Blue Mountain Village Association (BMVA) 

Depending on the location and when the condominium was built, some are associated with the Village Association and some are not. 

Member Condominiums  – 
All properties in the Village core (Grand Georgian, Weider Lodge, Seasons At Blue, Mosaic At Blue, Westin Trillium House), Historic Snowbridge, Second Nature, Rivergrass, Monterra Ridge are mandated to become members by a special Ontario legislation, Bill Pr14, An Act Respecting Blue Mountain Village Association passed in 1999.

Condominiums that may or may not be BMVA members – Mountain Springs Resort, Chateau Ridge, Cachet Crossing, Mountain Walk and Winter Green have chosen to join the BMVA.

Short Term Accommodation 

The Town of Blue Mountains Short Term Accommodation (STA) Licensing By-law 2021-70 provides a system for the licensing of STA premises (premises rented on a basis of less than 30 days).

The STA Licensing by-law objectives include, but are not limited to:

  • Ensuring occupants are provided with safe accommodations in terms of fire and building safety
  • Ensuring STA premises are operated and maintained in sanitary and acceptable levels of interior conditions as per Property Standards
  • Ensuring STA Operators are made aware of their responsibilities to comply with Town by-laws and other regulations
  • Protecting the character, amenities and quality of existing residential neighbourhoods
  • Creating a level playing field for all STA Operators and providing enhanced consumer protection

There are specific areas of the Town of Blue Mountains that are zoned to allow for licensed Short Term Accommodation use.

1. Historic Snowbridge

Surrounded by Monterra Golf Course, Historic Snowbridge is a beautiful mixture of freehold homes, and 1 to 4 bedroom condos., Some of which have beautiful views the nearby ski slopes. This neighbourhood has its own private outdoor pool and hot tub, and all residents are apart of the Snowbridge Village Association, and Blue Mountain Village Association, so all residents have access to the Blue Mountain Shuttle Service and also the private Blue Mountain Beach in Craigleith.

Many condo owners purchase here as the zoning permits short term renting through the Blue Mountain Rental Program or other town approved Rental Programs.

2. North  Creek Resort

If you want a true ski-in/ski-out location North Creek Resort could be for you! You’re literally right at the base of Blue Mountain, and located beside the Toronto Ski Club and Collingwood Ski Club. Mountain Springs is an affordable condominium option if you are looking for a weekend getaway. Zoning does not permit full-time residency, as your length of stay can only be 120 days. So many owners decide to rent these condos through the on-site rental program and off set the carrying costs. On-site there are shared coin-operated laundry facilities, tennis courts, an outdoor pool, hot tub, plus a licensed restaurant inside the club house. As this condominium was built before the Blue Mountain Village Association was established, some units are part of the Blue Mountain Village Association and some are not.

3. Wintergreen

Located next door to the Village At Blue, Wintergreen Offers fantastic views of Blue Mountain Ski Slopes and the 1st Fairway of Monterra Golf Course. Built in the late 80″s these condos offer good value. You’re located just outside the Village, so resale prices are lower yet you’re within easy walking distance to the ski slopes and the shops and restaurants located in the Village At Blue. There are no amenities here which helps to keep the condo fees low. These condos are also great for the investor as they are easy to rent. You can choose to enter into the Blue Mountain Rental Program or choose a licensed Third Party Rental Program like Lodges At Blue, or Royal LePage Trinity Realty Blue Mountain Location (formally TRI-W).As this condominium was built before the Blue Mountain Village Association was established. Some units are part of the Blue Mountain Village Association and some are not.

4. Mountain Walk

Mountain Walk is located just outside the Village At Blue but offers great value for the square footage when compared to the Village Condos. Residents are still within walking distance to the ski slopes in the Winter. In the Summer residents have access to an in-ground pool and you’re right next door to the first fairway at Monterra Golf Course. and the 1st Fairway of Monterra Golf Course. These condos are also great for the investor as they are easy to rent. You can choose to enter into the Blue Mountain Rental Program or choose a licensed Third Party Rental Program like Lodges At Blue, or Royal LePage Trinity Realty Blue Mountain Location (formally TRI-W).

As this condominium was built before the Blue Mountain Village Association was established. Some units are part of the Blue Mountain Village Association and some are not.

5. Rivergrass

Built in 2003 Rivergrass Condominiums offer 2 and 3 bedroom floor plans. Located just outside the Village At Blue Rivergrass residents can enjoy access to an in-ground pool in the Summer time, and you’re within walking distance to the Village At Blue. These condos are also great for the investor as they are a popular rental on the Blue Mountain Rental Program. All units here are part of the Blue Mountain Village Association so you can enjoy the local shuttle service, discounts in the village, and the private Blue Mountain Beach in the Summertime too!

6. Sierra Lane

Sierra Lane which was built in the late 1980’s is a popular location. Also just outside the village core, there’s no outdoor pool here but you’re a short walk to the nearby Amenities at “Blue”. These condos are also great for the investor as they are easy to rent. You can choose to enter into the Blue Mountain Rental Program or choose a licensed Third Party Rental Program like Lodges At Blue, or Royal LePage Trinity Realty Blue Mountain Location (formally TRI-W).

As this condominium was built before the Blue Mountain Village Association was established. Some units are part of the Blue Mountain Village Association and some are not.

7. Chateau Ridge

One of the true Ski In – Ski Out locations at Blue Mountain is Chateau Ridge. It too was built in the late 1980’s and is also just outside the village core, there’s no outdoor pool here but you’re a short walk to the nearby Amenities at Blue Mountain. These condos are also great for the investor as they are easy to rent. You can choose to enter into the Blue Mountain Rental Program or choose a licenced Third Party Rental Program like Lodges At Blue, or Royal LePage Trinity Realty Blue Mountain Location (formally TRI-W).

As this condominium was built before the Blue Mountain Village Associtation was established. Some units are part of the Blue Mountain Village Association and some are not.

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