Finding the right neighbourhood is an important part of the ‘looking for a new home’ journey. While some neighbourhoods are well established, others are on the upswing and undergoing gentrification.

So how does one determine whether or not a neighbourhood is on the upswing? Who knows best?

This is precisely the kind of information your realtor is able to provide. It’s our business. Knowing what’s happening in neighbourhoods and how they measure-up is just as important and critical as knowing how many bathrooms in a particular home.

But if you’re just starting out and want to know how you can determine whether a neighbourhood is improving or not, here are a couple of common indicators:

• Real Estate Sales Activity.

  >  A real estate sales professional has a wealth of information at their disposal. Realtors know whether homes in a particular area sell quickly and for a good price. They’ll also be able to tell you if the neighbourhood is in high-demand. And that’s a great indicator. If people want to live in a particular area then it’s a desirable area.

• Neighbourhood Care.

  >  When you take a walk around a neighbourhood what is it telling you? Do you have the sense that homeowners are taking good care of their homes and properties? Are the lawns mowed? Is the landscaping trimmed? Are flowers planted? Is the driveway shoveled?
  >  Homeowners are more likely to look after their properties when they are happy in their neighbourhoods.

• Construction Projects.

  >  Take note if homeowners are investing in their homes. Look for long-term and short-term projects. Count the dumpsters. Look for a local hardware store in the area because it feeds into the rebuilding that local homeowners are doing, and a good place to ask questions.
  >  Upgrading projects such as roofs, windows and basements indicate that the homeowner is happy and has elected to invest in their neighbourhood rather than move away.

• Follow The Artists.

  >  Artists are often the first to move into downtrodden areas for cheap studio rentals.  A large artistic community is often an indication that things are percolating and the neighbourhood is being revitalized.

• Local Business.

  >  Are businesses investing in the surrounding area? Is there an increase in the number of upscale shops, health clubs, and other commercial enterprises that often locate near desirable neighbourhoods?
  >  Non-chain restaurants are also a good sign. A kitchy restaurant or art gallery that stays for longer than a year says that people in the area have disposable income. Even a Starbucks can make a difference.
  >  Conversely making note of the number of vacant retail stores can also be an indicator.

• Crime Stats:

  >  For neighbourhoods that previously had a poor reputation, having a grasp on crime rates is helpful information that is usually available from the police, particularly the home invasion statistics.

• Community involvement.

  >  Are there signs that the community plays an active role in the look and lifestyle of the neighbourhood? Are there neighbourhood picnics, yard sales and other get-togethers? Check Facebook to see if the neighbourhood has a community page.

• City Information & Plans:

  >  The city website is always a great source of information on a local neighbourhood. You can see the plans the city has for the area. Will there be road improvements done in the near future? Are there any major construction projects on the schedule, such as a new school or community centre?

  >  Although such projects can be disruptive in the short term, they may improve the neighbourhood – and, as a result, boost the value of any home you buy – in the long-term.

At Karen Paul & Associates, we make it our business to not only know our neighbourhoods, but be part of them.

Our team of real estate sales professionals is committed to finding you, your dream home. Whether you’re looking to buy or sell, the Karen Paul team is here to help with any questions.

Karen Paul & Associates | Real Estate
905-333-6234 | karenpaul.com | info@karenpaul.com
Burlington • Oakville • Hamilton • Milton • Niagara

 

Credit to a post by Tridelta

Recently I was asked whether an open house still had value even in a hot real estate market when there is such competition among buyers for a home and the internet allows buyers to do their own seraching.

Our team of real estate professionals continue to represent our clients at open houses because it’s another great marketing tool.

Like all professions, the internet has changed the home buying and selling process significantly. Prior to the internet explosion an open house was one of the most efficient ways to showcase a listing and attract potential buyers and other agents.

At one point, realtors were limited to adding a property to MLS which allows for a few photos and a very short description. So, an open house, where buyers could see things for themselves was another marketing tool.

Now, most buyers start their search online. They spend hours sifting through websites, virtual tours, and slideshows to narrow down their search before actually visiting the property.

Qualified buyers usually scope out a property online before they spend time visiting a home. And they usually bring a list of questions with them, to appointments and to open houses.

A good real estate sales professional will never bypass a great marketing opportunity.

A typical public open house is held on a Saturday or Sunday afternoon. The listing agent starts long ahead of the game by getting the word out days before and during the day by setting out open house signs on the front lawn and at strategic corners in the neighbourhood.

What does a successful open house do for real estate transactions:

1. Great Way to Gain Attention ? Open houses generate lots of buzz. From online ads, paper advertisements, to on-street signage – and even balloons, it’s about casting the widest net possible and reaching as many potential buyers as you can. Having an open house, generates a lot of word-of-mouth advertising which is a powerful marketing tool.

1. Neighbours ? Every person who walks through the door is a potential buyer, even your neighbours. They may drop in to compare homes, but they also have a personal network. And your neighbours have a stake in who buys your house, since they will be living next door. Having lots of neighbourhood visits can work in your favour. There are even times when having a Neighbours Only showing is appropriate. The real estate listing agent for a 100 year old property that had been the street’s boarding house for 30 years had been the ‘ire’ of the neighbourhood for just as long, wisely hosted an invitation-only showing so the neighbours could get in early and have a look.
2. Face-to-Face Contact ? As your listing agent, we know your house best, and an open house is our chance to talk up the positives not just about the house but the neighbourhood as well. There are often questions about local schools, restaurants, and transportation. Pictures are worth a 1,000 words, but nothing beats a listing agent giving you the real scoop. And yes, it’s happened – a buyer has walked into an open house, fallen in love and that’s that.
3. Non-Pressure Environment ? Open houses are free and easy. Buyers can take all the time they need – within two hours of course. There’s also flexibility in the timing, no need to worry about booking appointments. Some buyers may even bring their agent, friend, relative for a second opinion. There are many buyers who narrow their search online and then visit only those homes that interest them.

An open house doesn’t replace having a strong online presence across a number of different real estate platforms. And it doesn’t replace ensuring that there are excellent photos & videos showcasing the property, along with feature sheets, social media and other marketing collateral.

And, an open house is not going to sell your house quickly or above asking – that’s the job of your real estate sales professional.

We would be thrilled to work with you and host your open house. Contact us Today!

Our team of real estate sales professionals is committed to finding you, your dream home. Whether you’re looking to buy or sell, the Karen Paul team is here to help with any questions.

How attractive does your home look from the curb?

The exterior of your home and your property is not only the first thing a buyer sees but the first thing your guest sees when they arrive to your home. If you’re selling your home curb appeal counts.

When people arrive they want to feel secure and welcomed. Having great curb appeal is like putting your best foot forward.

How does your home add up? Is it charming and welcoming, or is it looking tired and sad?

Head out to your curb – and evaluate your home’s curb appeal with our checklist of 5 key areas that will give it a boost.

Night-Time Lighting:

Don’t assume that buyers will only see your home during the day. Savvy buyers will be scoping out the neighbourhood including a night-time pass-by. Showcase your home and boost your curb appeal by highlighting your homes features.

Good lighting not only improves security, but lights the lead to your entrance way protect your guests and say ‘welcome to my home’.

Solar lighting is a wonderful option and means no extension cords or electrical cables. The fact that they are easy to install is a huge boost. Most solar lighting has a run-time of 6 hours.

Don’t be Colour Shy:

A splash of colour can go a long way to making your home stand out. From painting the front door a bright red or funky lime green to playing up the front porch with colourful chairs and planters.

The trick to adding colour though is to keep the overall color scheme simple and crisp. Fortunately, most paint companies provide colour palettes identifying the colour choices for the frames, windows, siding and doors.

Entrance-Ways:

In most entrance ways a few larger elements generally work better than lots of smaller, fussier details. Modern planters, combined with a bold light fixture and brightly coloured door may just do the trick.

Sometimes changing the front door is all it takes. Or a fresh coat of paint with an accented colour. However, if you are updating the front door don’t forget about the door handles to knockers.

Obviously you know you’re house number, but others don’t. Is it easily visible? Home numbers, raised numbers in a clean sans serf font work best.

If you have an exterior mailbox and it’s seen better days, replace it. But stay consistent with the look and feel of the rest of the entrance way.

The Garage Door & the Driveway:

Believe it or not, your garage door has a huge impact on curb appeal. That’s not surprising considering how much of the over-all look is taken up by the garage. A new garage door can be a sizeable investment, but will go a long way towards making your home standout in the neighbourhood.

And the driveway? Does it need updating? Or simply a new black top? At minimum, keep the edges between the lawn and the driveway and curb clean and tidy.

Landscaping and Fencing:

Low-maintenance landscaping is always optimal. One can never go wrong with ornamental grasses combined with bright annuals. Getting professional help from your local nursery or investing in a landscaper will give you a great start and in the end may save you a few dollars particularly with difficult landscapes.

Not every house has fencing, but if it’s surrounding your home, it’s essential to ensure that it’s well maintained and painted.

It doesn’t take much to give your curb appeal a boost! And great curb appeal will make a difference if you are selling your home, or telling your neighbours you want to be friends.

Our team of real estate sales professionals is committed to finding you, your dream home. Whether you’re looking to buy or sell, the Karen Paul team is here to help with any questions.

If there is one thing that is critical to buying a house is securing a mortgage – and even more important a mortgage with a manageable interest rate.

This post below is an article that I picked up from Lisa Upshaw’s newsletter.  Lisa was responding to and commenting on the recent Bank of Canada announced on prime interest rates.

With Lisa’s permission, we are printing her article, with some minor revisions.  – Karen

Lisa Upshaw is an Independent Mortgage Agent in Burlington. She has 17 years working in the banking industry having specialized in mortgages for the past 11. Lisa says her job is to “provide valuable information and answer consumer questions from budgeting and cash flow management to mortgages and lines of credit.”

Bank of Canada Maintained Their Rate

Variable rate mortgages, line of credits and/or student loans are all based on the Prime Rate. Here is an update on the recent Bank of Canada announcement on changes to their Overnight Rate which in most cases impacts your Prime Rate.

At 10:00 am EST, Wednesday July 13, 2016, the Bank of Canada maintained their overnight rate which in essence means no change to the interest rate on your variable rate mortgage, line of credit and/or student loans.

The announcement continues:

“After a weak start to 2016 the US economy is showing signs of a rebound, with a healthy labour market and solid consumption growth. In the wake of Brexit, global markets have materially re-priced a number of asset classes. Financial conditions, already accommodative, have become even more so.

In Canada, the quarterly pattern of growth has been uneven… pulled down by volatile trade flows, uneven consumer spending, and the Alberta wildfires. A pick-up to 3.5% is expected in the third quarter as oil production resumes and rebuilding begins in Fort McMurray.

Overall, the risks to the profile for inflation are roughly balanced, although the implications of the Brexit vote are highly uncertain and difficult to forecast. At the same time, financial vulnerabilities are elevated and rising, particularly in the greater Vancouver and Toronto areas.”

While, the Bank of Canada is still concerned with the financial vulnerabilities and regional divergences underway in Canada’s economy, it is anticipated that rates won’t start increasing until well into 2016 even early 2017.

Variable and Prime Rates for Lending

Based on this announcement, and the anticipation that the prime rate will still remain low for a while now, unless you feel otherwise, I’d recommend remaining with your current variable rate products as the interest is lower than a fixed term right now.

While fixed rates haven’t really changed at all since the last announcement, and are around 2.49% to 2.59% for a five year fixed term, some consumers continue to prefer a fixed payment mortgage for their budgeting purposes.

My role as your mortgage agent is to provide you with the calculations so you can make an informed decision.

Keep in mind, that any increase to the prime rate since 1992 has only been by 0.25% at any ONE time, so we shouldn’t see a large significant increase all at once.

So what’s that got to do with summer?

While enjoying time off with family and of course the warm outdoors, our minds start racing about other possibilities such as contributing to your RSP or TFSA; purchasing a home, cottage or perhaps taking on a renovation project like a new basement or kitchen, or maybe you’ve decided that this is the year for the new pool.

If that’s the case, this is the time to get serious especially as rates are still at historical lows!

My job as a mortgage agent is to find you the best alternative that fits your lifestyle, whether you are looking to renovate or purchase your new home.

I can also help you manage your money. Mortgage agents offer a number of different services including budget support, credit counselling and debt consolidation.

Stay on top of what’s happening with the Bank of Canada – the next announcement is September 7th – by signing up for Lisa’s newsletter.

Our team of real estate sales professionals is committed to finding you, your dream home. Whether you’re looking to buy or sell, the Karen Paul team is here to help with any questions.

Karen Paul & Associates | Real Estate
905-333-6234 | karenpaul.com | info@karenpaul.com
Burlington • Oakville • Hamilton • Milton • Niagara

Real estate rental properties can be a great investment. Many homeowners have been able to pay off their mortgage a lot quicker by renting out a basement unit.

Not every rental situation has to be adversarial. There are numerous cases when the homeowner and tenant become life-long friends or a student will return to the same rental unit for the entire duration of their studies.

Knowing and understanding your rights and obligations as a landlord and as a tenant will go a long way to an easy transition when you are ready to sell or purchase a rental unit.

Selling a rental property

If you are planning to sell a home that has a rental property, a good course of action is to start by advising the tenant of your plans to see if an early accommodating arrangement can be made.

Landlords have been known to assist tenants in finding alternate living situations before putting the home up for sale. This is probably the ideal solution and may require an incentive like a free month’s rent.

Without a tenant, the unit is freed up for improvements and making it presentable to potential buyers. It also allows the new home buyer the opportunity to engage with a tenant of their own choosing.

>>>> ASKING TENANTS TO VACATE:
There are property owners with rental units who think they can ask their tenant to vacate the rental unit as soon as the house is listed for sale.

This is false.

If a property is simply being listed for sale the landlord does not have the right to terminate a tenancy agreement. In fact, if the property is sold and the buyer does not require the premises for his or her occupation, or the occupation of an immediate family member as defined in the Residential Tenancies Act, the tenant has the right to remain in possession to the end of the lease.

Landlords cannot trick tenants into leaving either, pretending to move in so the tenant vacates and then immediately fixing the place up and renting it to another tenant. If that occurs, the tenant can sue which can include a claim for the tenant’s moving costs and higher rent paid elsewhere. The Ontario Landlord and Tenant Board may also add additional fines for breaking the law.

Timing the sale with the closing of the lease is probably the best solution, and follows the guidelines of  the Residential Tenancies Act of Ontario.

>>>>SHOWINGS:
The laws are pretty strict with regard to showings.

A tenant must allow access for buyers to look at the unit, as long as they are provided with 24 hours’ advance written notice, specifying the day and time of entry. The showings need to take place between 8AM and 8PM and the tenants can be on site.

If a tenant refuses to allow access for buyers after being given proper notice, the landlord can start eviction proceedings and potentially claim damages if the tenant’s actions prevent the landlord from selling the home in a timely manner.

Purchasing a Rental Property

Purchasing a rental property can be a great investment. But there are a few things to keep in mind.

If you are assuming a tenant as part of the purchase, be sure get all the details of the lease in advance, as you are obligated to honour all of the agreements.

>>>>HOW MUCH NOTICE IS REQUIRED?
The Residential Tenancies Act of Ontario stipulates that both the landlord and tenant must give at least 60-days notice in writing prior to the end of the termination date, which is the last day of the rental period. So, if your tenant pays rent on the first of each month, the termination date must be the last day of a month.

However, if the tenancy is for a fixed term, such as a lease the termination date is redefined as the last day of the fixed term. If you and your tenant signed a one-year lease, the termination date is the last day of the one-year period set out in the lease.

And note that email is not approved method of communication under the act..

>>>>HOW CAN I EVICT A BAD TENANT?
There are five ways you can evict a bad tenant:

• Non-payment/Late payment – By far, the most common cause of eviction is tenants being behind in their rent payments.
• Disturbing other tenants or the landlord, for example, with very loud parties late at night
• Damage – Causing “undue” damage, which is more than normal wear and tear
• Illegal – Doing something illegal on the property or in the unit, for example, dealing drugs
• Safety – Seriously risking the safety of other people in the building, for example

Do I recommend rental properties?

It’s successful for many, many homeowners. When both the landlord and tenants understand the rules of tenancy and co-operate, everyone wins.

Our team of real estate sales professionals is committed to finding you, your dream home. Whether you’re looking to buy or sell, the Karen Paul team is here to help with any questions.

This article is excerpted from The Globe and Mail: Rain gardens transform flooded backyards into green landscapes.

The Globe story about rain gardens begins with Karen Ho, who four years ago purchased a new home in Milton. What she didn’t realize until she moved in was that the surrounding homes were on a slightly higher elevation. Even after the homes were sodded and landscaped, the runoff from the surrounding 10 homes kept pooling her backyard, rendering it unusable.

After approaching both the City of Milton and the developer and returning with no solutions, Ho reached out to a local landscaping company – Fern Ridge Landscaping and Eco-Consulting that has installed 80 rain gardens throughout the Greater Toronto Area in the past seven years.

Even at this year’s Canada Blooms  rain gardens were a feature, demonstrating a way to manage excess water on homeowners’ property.

But what exactly is a rain garden?

According to The Globe article:

Rain gardens work by attracting and containing runoff, then drawing it down into the groundwater table. Planted with native flowers, grasses, shrubs and trees, in a somewhat sunken bed of loose, deep, absorbent soil, compost, sand and sometimes gravel, a rain garden collects, stores, utilizes and filters runoff and storm water before they can make their way into creeks, rivers and lakes, down a street sewer grate or into the nearest basement.

In a typical yard, a rain garden may be situated near the source of runoff – the roof or driveway, but not too close to the foundation – or planted in a naturally low-lying spot on the property with the runoff diverted and carried through a pipe, either above or below ground.

According to the story, rain gardens aren’t that complicated to build. Backhoes, special drainage pipes or a plumber’s know-how aren’t required to render a beautiful and useful rain garden. Minimum requirements are a depression in the ground, some elbow grease and the right plant life which is probably where most homeowners need help.

Jen Mayville of Environmental Defence states that the best plants for rain gardens are those that tolerate both wet and dry conditions. Native plants make the best choices because they are well suited to local growing conditions while also supporting local wildlife including birds and pollinators such as bees and butterflies.

Positive attributes of rain gardens

Along with creating habitat in an urban setting, rain gardens can have a positive effect in our water sheds, by not adding contaminants and bacteria that occurs in runoff from turf grass, roofs and pavements.

This year in some Canadian municipalities, it will be mandatory to disconnect downspouts in favour of rain barrels. However, with sudden deluges of rain due to extreme-weather events, a rain barrel can quickly overflow.

The beauty of a rain garden however, is it’s ability to process whatever weather conditions there are, and look great in the process.

Gardening resources for home owners

If you are keen on capitalizing on the benefits of sustainability and cost-saving projects in your lawn and garden and are looking for ideas, the Ontario Horticultural Society is the perfect resource.
An organization of avid gardeners, who are engaged in working on community beautification projects, planning and implementing sustainable environment projects and giving seminars and speaking to related organizations.

In fact, it was the OHA that steered Karen Ho, towards the rain garden and directed to her Fern Ridge Landscaping & Eco-Consulting. Now four years old, Ho stated in the Globe article:

“Now, when it rains or when it’s thawing in spring, I have a lovely pond in my front garden, full of native aquatic and marsh plants. The water is only there for a while – a few days- and then I don’t have a pond anymore’.

Our team of real estate sales professionals is committed to finding you, your dream home. Whether you’re looking to buy or sell, the Karen Paul team is here to help with any questions.

In my daily chats with prospective buyers and sellers, I find myself answering questions that range from: Is an open house really necessary? to When will I receive my money?.

In a seller’s market, which best describes today’s market – when there are more buyers than houses – there are some frequently asked questions that are common to most client conversations.

I chose the top five, to cover in this post.

Q:  How Is The Offer Price Determined?

A:    Getting the offer price right is crucial to whether or not you will end up with your dream home or possibility lose it. In today’s hot market, you have ONE shot….maybe two to get the price right.

What can you do?

• Hire an experienced real estate agent.
  I can’t say this enough. Regardless of what anyone says, experience does count. Homes are listed using a variety of pricing strategies and it requires the guidance of an experienced real estate agent to navigate you through the pricing complexities.
• Know your limit.
  In a seller’s market, multiple offers and bidding wars are commonplace.  Knowing your limit and communicating this to your real estate agent will be a deciding factor in putting in an offer and at what price.

Q:  Are These Housing Prices Insane Or What!?

A:    Yup, and you know what? Everyone (including Nonna) has an opinion about real estate prices. I like to use this analogy to put things into perspective:

The Blue Jays home opener is the biggest ticket in the city. Tickets are sold out in 5 minutes. Thousands of people are left without tickets and really want them.  Due to the demand people are willing to pay whatever it takes to be part of the action.  As a result resale prices sky-rocket, and the auction effect begins.

In a seller’ market, where home inventory is scarce, we find that for every single home for sale, there are at least THREE interested buyers. This is the auction effect that I was discussing, where the highest bidder takes all.

Q:  Are We Going To Be In Competition?

A:    The simple answer is likely Yes.

In prior years, there was always the option to pass on a home because of competition or there would be another house to look at. However, in this seller’s market, that’s not the case.

This is where having an experienced real estate agent as your advocate comes into play. We have the resources and it’s our job to know if a house has been priced too low to create an auction or well above market value.

It’s also our job to understand the competition so that we can advise our customers on the best strategies.

If competition isn’t your cup of tea, there is the option of purchasing a home in the slower times typically fall and winter when there are less buyers looking to purchase.

Q: How Long Do We Wait Before Putting In An Offer?

A:    In the current market, most sellers are receiving and reviewing offers on a specific day and time. However, not everyone follows the rules.

There are times when a real estate agent on behalf of their buyer will submit an offer earlier than instructed – this is what is fondly referred to as a ‘bully offer’. It could be so enticing that the sellers may choose to review the offer earlier than the others, or they may hold unto the offer.

While you are watching your own home and neighbourhood sales, professional real estate agents are watching the entire market. We’ve been following other house sales, market trends and the actions of other real estate agents.

It’s our job to set a strategy that will get your dream house and your budgeted price.

Q:  How Much Will My Home Sell For?

A:    As reported in the papers, final selling prices are unpredictable and in some cases totally out the window. Historical selling prices are no longer the benchmark for current prices. Because of the low supply and high demand we are finding in most cases that the final selling price lands well above the list price.

Here are some factors that play a role in the final selling price:

• Recent sale of a similar home in the area.  This is a great benchmark.
• Supply and Demand.  How many similar homes are on the market at the same time? And how much demand is there for this type of home?
• Location. Location. Location. We all know that one. But is the home in a desirable neighbourhood, close to schools, shopping, major roads, greenspace – those are the factors that come into play.
• Frequency of sales in a particular area.  Some areas have a high listing rate and others don’t.  Typically neighbourhoods or streets with very little turnover may yield a higher selling price because they are deemed ‘rare finds’.

When it comes to buying or selling your home, an experienced real estate agent is key to your success. They are interested in either obtaining top dollar for a seller, or purchasing a quality product at a reasonable price on behalf of their buyer.

It’s our job to understand the market, operate strategically in the best interests of our clients with razor sharp negotiating skills.

Our team of real estate sales professionals is committed to finding you, your dream home. Whether you’re looking to buy or sell, the Karen Paul team is here to help with any questions.

This month, the Federal competition tribunal ordered the Toronto Real Estate Board (TREB) to release ‘more home sales data to the public via the internet’

This action follows on the heels of the tribunal’s order in April 2016 which found that TREB was stifling competition by restricting access to data on its proprietary MLS. The new regulation stipulated that TREB must let its members offer searchable online databases called ‘virtual office websites’

The information now available includes information held on MLS, including data like sales prices, broker commissions and withdrawn listings, as well as archived data. TREB said that going forward, it would be protecting the rights of property owners by restricting access to individual home sale information including mortgage and security information.

The reaction to the changes in and around the real estate industry stated that this was the most revolutionary change in the real estate industry to date.

With over 35 years of experience as a top selling real estate agent, it seemed prudent to ask Karen for her thoughts on the changes and ask for her comments on the reaction on some of the social media platforms. ~ heather

? HR: You’ve been in real estate for over 35 years and have seen dozens of changes, will revealing this data to the consumer make a difference to the biz? Some pundits are referring to this as the ‘uberization’ of the real estate industry.
? KP: Honestly, it will make my life a little easier. Now my clients will be able to access that information on their own and won’t need my help.
This information that TREB has to release has been available for years in the US and it hasn’t affected the number of real estate agents doing business or the industry as a whole.
Change is good.

? HR: In a CBC interview about the new changes, the question was posed “ if all this critical information is now readily available, why do we need real estate agents?” Any comments?
? KP: Real Estate agents perform many tasks beyond releasing sales information.

? HR: Can you elaborate?
? KP: Sure. If I had to say what the top 5 services a real estate agent provides, I’d say the most critical was exposure. Real estate agents have access to multiple real estate listing sites, as well they are skilled marketers in their own rite, particularly on social media.

Besides that we’re always talking to someone who is either looking for a house or wants to sell a house, or knows someone in that position.

Unlike an individual home owner, who may have bought and sold maybe 3 or 4 homes in their lifetime, a typical real estate agent may engage in 20 transactions in a year. That’s a lot of experience.
And I’m seeing just how much experience makes a difference in this seller’s market. Particularly when we get into understanding how much a property is worth and how far we can push in getting more dollars for customers.

Real estate agents have to possess superior negotiating skills. Ever been in a bidding war? It’s more than just a battle of the nerves – but strong nerves helps. It’s also knowing your competition, when to bend and when to walk away.

There are numerous legalities in any real estate transaction. Contracts have to perfectly written-up with all the I’s and t’s dotted and crossed. In real estate transactions, verbal discussions don’t count and mistakes can be costly.

? HR: After the CBC interview, there were some nasty comments on Twitter stating that real estate agents don’t add value to the sale of a house.
? KP: I’ve heard that before. Most real estate agents charge between 3.5-5% in commission, but we always get more than 5% in terms of an asking price.

Just last night I was accepting offers, and we received two. The homeowner was disappointed in the offers, although they were asking price. And so on his behalf, I sent back the offers and asked the agents to ‘sharpen their pencils’ which they did. I’m not sure the homeowner would have done that if he didn’t have an agent as his advocate.

And just recently we had a local situation where two houses were sold on the same street. The first house was privately sold, and received $30K over asking price. But when our agent listed a similar house on the same street – around the same time, we listed it 100,000 higher and sold it $50K over asking.

When you do the math, it adds up to an upsell of $150K way more than 5%.

? HR: So – it’s exposure, experience, negotiating skills, legalities – that’s a lot of service.
? KP: Absolutely and that doesn’t cover getting the house listed at the right price. Real estate agents have the tools to valuate your house properly to market standards and we have the marketing expertise to bring the right clients to your home. And then there are the open houses, organizing home inspections, advising the client on home repairs… there’s a lot involved in each transaction.

And using a real estate agent is a form of protection for the home owner. We’re licensed, we’re accountable to the province and our brokerages.

If you purchase a home privately without an agent, you’re missing out on a whole lot of important information about that home that may or may not come out in the walk through or inspections.

Heather Robertson is a professional writer with Mynah Communications. She currently rents. 

Our team of real estate sales professionals is committed to finding you, your dream home. Whether you’re looking to buy or sell, the Karen Paul team is here to help with any questions.

Karen Paul & Associates | Real Estate
905-333-6234 | karenpaul.com | info@karenpaul.com
Burlington • Oakville • Hamilton • Milton • Niagara

Successful real estate agents are a resource for their clients on many issues. And that means a lot of reading. Over the years, I’ve shared an article or two with clients and they are always pleased. This article from Climate Care Canada popped into my inbox. I thought it was great and even picked up a few tips. 

If you didn’t know, 

ClimateCare is Canada’s largest network of independent heating, ventilation and air conditioning (HVAC) systems contractors. They are 100% member owned, and have remained that way since 1992, when the now 30 member co-operative was formed.

With their permission, I am reprinting this article on caring for an air-conditioning unit between service calls. 

Enjoy — Karen

How to Keep Your AC Healthy Between Service Visits

Seasonal air conditioner maintenance is the most important factor in extending the lifespan and maintaining the efficiency of your central air conditioning system. Ordinary wear and tear, especially dirt and grime buildup, can cause your AC to overwork, struggle, overheat and eventually break down.

Keeping everything clean will help you catch any smaller problems before they become serious. Something as innocuous as a layer of leaves on your outdoor unit can eventually cause your entire system to fail. So to keep everything in good shape, here are a few tips.

Change your filters every month.

This is the most important chore for your family’s health.

Old, dirty air filters aren’t able to adequately filter your air. The air you breathe in your home won’t be as clean as it ought to be, which can lead from everything to excess dust to respiratory problems. Dirty air filters can allow dirt and grime to build up in your ducts, which can lower the overall efficiency of your system and harbor microbes and mites that can multiply and get into the air in your home.

Once a month, replace or clean your air filters.

For 1? filters, look for one that you can’t see through when you hold it up to the light to make sure it’s actually doing the job in the first place
For larger washable filters, thoroughly rinse and dry them every 30 days. Swapping between 2 filters every month is easiest.

Keep your drain line clear.

As your air conditioner keeps the house cool, condensation builds up in the system and drains through a series of tubes. If left stagnant, these pipes grow ground for mould and fungus, which can spread and clog your whole drainage system.

Once a year, as part of regular air conditioner maintenance, an HVAC specialist will use a high powered vacuum to suck everything out of the pipes. To prevent the problem in the first place, you want to visually inspect the drain at least once a month. If there’s a buildup of liquid in your drain pan or in the pipe, do your best to remove any debris that may be clogging the outlet.

To keep gunk from growing in the first place, every three months you should add 1/4 cup bleach mixed with 3/4 cup water directly to your drain line’s access port (usually a T-valve). If the plug on your access port has a wire coming out of it, make sure to switch off your air conditioner’s breaker before you remove the cap, and be sure to replace it when you’re done.

Keep your condenser clean.

During the off season, your condenser can get clogged with leaves, dirt and other gunk. This hinders circulation and can actually keep your air conditioning unit from cooling at all.

On the first of every month, visually inspect your air conditioner’s outdoor unit. Trim back any grass, weeds, hedges, or other plants, and remove or gently brush away any leaves or dirt stuck inside. Switch off your air conditioner and rinse the outside surface. A garden hose with a spray nozzle works just fine, as long as you spray from top to bottom.

Replace the thermostat batteries.

Your HVAC professional will calibrate your thermostat as part of the annual air conditioner maintenance, but if it goes out between routine checkups, the batteries are pretty easy to replace yourself.

Some thermostats have flip open battery covers, but usually you’ll have to gently pull the thermostat or its faceplate away from the wall. Just swap them out and pop the thermostat back in place – but make sure you shut off your thermostat’s breaker before you start to make sure you don’t get shocked.

There you have it! You can have a hand in maintaining your home comfort equipment without being an expert.

If you have other HVAC questions, visit the ClimateCare website ==> ClimateCare.com, it’s chalk full of information or you can reach out to them on Facebook.

Our team of real estate sales professionals is committed to finding you, your dream home. Whether you’re looking to buy or sell, the Karen Paul team is here to help with any questions.

HGTV recently shared a wonderful post on their blog: ‘Competing with Multiple Offers: Five Key Tips’ by Sarah Daniels.

It was such a great post, I decided to reference it in my June 2nd e-newsletter and curate the post here for our blog.

The HGTV post starts out…

In a sellers’ market, which is what we are currently experiencing, buyers can find themselves in competition with other buyers to purchase a home.

Good news for the seller, not so good news for the buyer.

Sometimes, a property is in such high demand because of its size, features or location that it warrants multiple offers.

And getting the highest price for your home brings out different tactics.

There are times for example, where

“homeowners strategize with their real estate agent to under-price a property in order to generate a lot of interest and ultimately create a bidding war. The seller often chooses to consider offers on a certain date, in a time frame that works for them. This allows the property owner, in conjunction with their agent, to hold open houses on the weekend so that many prospective buyers can see the home at once, and then they deal with the offers several days later. “

Some buyers decide to present an offer via their agent before the indicated date. The hope is that the seller will consider your offer without seeing any other offers that may come forward on that date.

This is known as a bully offer and is usually pretty enticing for the seller offering a great price and fewer conditions. But bully offers are risky and you may end up paying an unnecessary premium for the property or worse choosing a property that needs repairs that might have appeared in a home inspection.

Even then, you and your real estate agent may find yourselves in a bidding war.

Logic can go out the window in a bidding war!

And when it comes to bidding wars, and I’ve been through a few, it seems that logic goes completely out the window.

In the HGTV article, Sarah Daniels outlined 5 excellent tips for every buyer to feel in-control of the situation and ride out a multiple offer situation.

I added a couple of points myself.

1. Make sure your home financing is secure.
2. Make sure the property title is in order. If you know in advance there aren’t any easements or rights-of-way that exist, it’s one less “subject” you have to include on your offer. Fewer subjects make more appealing offers to sellers.
3. If you can, do an advance home inspection .The buyer could consider your offer more readily, if it doesn’t include a “subject to inspection” clause.
4. Work with your agent and to assess the competition. Are you competing against one family or a dozen? This will help you gain perspective on the situation.
5. Establish the price you are willing to pay and just how much you want the home, so you make an offer you feel confident about. Then if you lose the home by a mere $1000 you won’t agonize over it afterwards.

And I would like to add:

1. Make sure you get everything in writing. Oral agreements have no effect on your offer to purchase which is a written, binding contract when the seller signs and you meet all of the terms and conditions.
2. Hire an experienced real estate agent who is also a member of a team. That way you are not only drawing on years of experience, and getting the best possible advice but you can be sure there is always a back-up.
3. Do your own homework and ask good questions of your realtor. Make sure you know and understand their marketing plan and how they interact in a seller’s market.

Buying and selling your home should be an enjoyable experience. It’s one of the biggest decisions in your lifetime and most people only make it once or twice.

So, take the time to make sure you’ve got your ducks-in-a-row and experience on your side.

Our team of real estate sales professionals is committed to finding you, your dream home. Whether you’re looking to buy or sell, the Karen Paul team is here to help with any questions.