choose a realtor
Here’s some tips on how to chooose
the right realtor for your needs:
- Interview more than one Realtor
- Request that each Realtor do a Current Market Analysis/Evaluation for you.
- Ask about education, experience and market knowledge.
- Feel comfortable with the Realtors.
- Do not fall in love with the highest suggested listing price. Look at the comparable properties in your neighbourhood that have SOLD to guide you.
- Do NOT allow any agent to pressure you into dealing with him/her.
- It’s your choice!
pricing your property
Be realistic: A well priced home will sell quicker and for a better price than one that is overpriced. Overpriced listings will give the wrong perception and could ultimately sell for less!
the danger of overpricing
When setting a price, why not ask for the moon? Make no mistake, I want you to get the best possible price for your property. However, when a home is priced too high for the market:
- It attracts lookers, not legitimate buyers.
- It implies that you are not motivated to sell.
- It reduces the number of showings.
- It helps the competition look better.
- You may ultimately have to drop your price below market value in order to sell.
The best offers often come when a property is newly listed - if priced too high, it is difficult to create the momentum necessary to sell your home at the highest price in the least amount of time.
preparing your property
- It should be neat, clean and uncluttered
- Steam clean carpets, wash windows, touch up paint on walls and doors
- Clean window coverings throughout
- Fix drippy faucets, plumbing and all appliances, neat, clean and in working order.
- All interior and exterior lights should be sparkling and operating.
- Well organized, clean closets, garage and basement (see attached pamphlet re Professional Organizers)
- All sealants (window, tub, shower, sinks, etc.) in good condition. Eliminate all mildew
- Roof and gutters in good condition
- Make all necessary repairs and improvements before I begin to advertise your property.
- If there are major repairs, either deal with them or adjust price accordingly.
- Well manicured lawn and yard. Cleaning does not only involve the inside, it is important to have the outside up to par.
- Clean like you have never cleaned before!
how to make your house a "show home"
Please use the following checklist
to get ready for all showings and Open Houses.
- Let the Sunshine In
- Open all blinds and drapes to show the brightness of your home
Turn on lamps and lights in every room. Also, turn on lights in closets and in dark areas like the garage, basement and storage areas. - Create a warm atmosphere
- Play instrumental music quietly, set a fire, turn on heat or air conditioning to create right temperature for the weather.
- Have your home feeling welcoming. Place fresh flowers. Have potpourri or candles in kitchen, bathroom, living room. Freshly baked bread or cookies add to the ambiance.
- Clear away all items on countertops in kitchen and bathroom. Make them shine. Be sure no cooking or garbage odours are lingering.
- Remove as many personal photos and memorabilia from display as possible the buyers can then imagine themselves in the house, not feel as it is your home and they are intruding.
- Place fresh flowers in flower beds and at the front door.
- Clean the front door and doorstep. Even repaint. Sweep all walks and driveways. Keep yard neat.
- Take pets out of the house if possible. Spray their eating and sleeping areas. Non-pet owners are very sensitive to pet odour.
- Most important, please have all members of the family out of the house. A short walk down the block for 15 minutes will make the buyers more comfortable. They will be able to speak freely to the realtor. Buyers may also ask you questions that you prefer your agent to handle.
**Your extra effort will be rewarded**
allow your realtor to do their job
- Advertising
- Internet
- Newspaper
- Multiple Listing Service (MLS) over 7700 realtors in Greater Vancouver
- Ease of showings. Be prepared to show your home at a moment’s notice
- Opens for Agents
- Opens for the public are not compulsory and should be held at the comfort level of the Seller.
- Your Realtor should have (and you can help with) local knowledge
- Schools, parks, transportation, shopping, churches, etc.
- Your Realtor will separate the "lookers" from qualified buyers.
- Let your neighbours know that you are selling - they obviously like living in your neighbourhood and may have friends or relatives interested in your home.
- Your Realtor will negotiate the best deal for you.
Listen to and work with your Realtor. They will work objectively; this can be a very emotional and stressful time. That’s why it is so important to have a good rapport when working with your Realtor.
what i do to earn my fee
When you decide to go ahead:
- I will provide you with a Current Market Analysis to help establish a realistic price.
- Make suggestions to improve property for showing. (See How to Make Your House A "Show Home")
- Go back to the office to load basic information immediately into the computer.
- Complete all forms and take photos
- Send complete details to the Real Estate Board MLS
- Verify listing information and photo is correct on computer
- Obtain title search on your property
- Prepare all pertinent information to present to prospective purchasers and cooperating agents.
- Be available to present your home by appointments or for opens.
- Write and design newspaper and internet advertisements.
- Book Sussex agents’ tour and co-ordinate with you
- Book Real Estate Board MLS tour and co-ordinate with you
- Handle all inquiries about your home whether from the yard sign, internet ads or MLS.
- Determine if inquiries are serious.
- Qualify potential purchasers.
- Regularly provide you with follow up reports verbally and/or written.
when the offer comes:
- Negotiate on your behalf to obtain highest possible value for your home and protect your interests.
- Negotiate all final terms of sale including price and financing,
- Provide the buyer’s Realtor with your requirements regarding timing, inclusions and exclusions
- Ensure your legal interests are protected when the contract is signed re: deposit required, timing, special requests, etc. (See page on Insurance Matters).
- Follow up to make sure all conditions are met by the Buyer before agreed dates.
- Ensure that all forms are directed to your lawyer or notary in a time sensitive manner.
- Co-ordinate transfer of funds and conveyancing of title before release of the keys.
insurance matters to be aware of
when listing or purchasing a home
- Homes over 25 years of age require upgrades or maintenance to the heating system. Acceptable heat is electric, forced air, radiant heat fueled by natural gas, propane or oil. Furnaces should be serviced annually.
- Above ground oil tanks older than 20 years are not accepted and dwellings with underground oil tanks are not eligible for coverage.
- Plumbing should be copper or PVC. Galvanized or polybutylene plumbing is generally not accepted by most insurers.
- Hot water tanks should not be older than 15 years.
- Wiring needs to have a minimum of 100 amp service. 60 amp service, knob and tube wiring and fuse boxes rather than a breaker box are no longer acceptable. Aluminum wiring is not acceptable with some insurers.
- Asphalt shingle roofs over 25 years would likely be a problem and should be replaced.
- Auxiliary wood heating: Airtight fireplaces or stand alone airtight stoves must be ULC, CSA or Warnock-Hersey labeled and professionally installed.
commission
I will work on a commission basis and receive payment only after the successful completion of a sale. The Seller in the transaction will pay the commission as agreed to in the listing contract. It is stated as a percentage of the total sale price.
costs
- Commission as agreed
- Legal fees
- G.S.T. on the real estate commission
- And any pre-payment penalty for early payout on mortgage
- Your share of property taxes and utilities for the year