Category: Selling Edmonton Home


Renovating Step By Step – Part 6

Wednesday, March 10th, 2010

Step 7. Inspect as you go

Most renovation experiences are happy ones. But don’t assume that things are going according to plan just because you have a sound contract and good rapport with your renovator. Stay on top of your project to prevent minor errors from becoming major problems.

If you have a disagreement, be reasonable. Go over the contract and listen carefully to the renovator’s explanations. If you’re still not satisfied, get a second opinion from a recognized home inspector or an architect before taking further action.

How to Handle Problems with Your Renovator

What if you’re not happy with the job? First, try to negotiate a solution. If that fails, send the renovator a registered letter setting out your objections and mail copies to your provincial consumer protection branch and­if your renovator is a member­to your local home builders association.

In this letter, you can either:

A. threaten to cancel the contract and obtain a refund of your deposit (permitted in some provinces); or

B. give the renovator a set time in which to finish the work to your satisfaction, and advise that if, after that time work is incomplete, you will hire another contractor to complete the work using money remaining from the original contract. Only do this after you have obtained advice from your lawyer and a new estimate from another contractor.

Poor workmanship and unsatisfactory business practices can be reported to the municipal bureau that issued the contractor’s licence. Work that is not up to building standards can be reported to your local building inspection office.

There are laws to protect you from dishonest or incompetent contractors. Provincial governments and the federal government have consumer protection branches: you can ask for their help. Your local Better Business Bureau will also hear your complaints and help mediate a dispute. Finally, you may be able to file a claim in small claims court.

Keep It Safe

From initial demolition to final cleanup, renovation projects can present a number of hazards. Some are obvious: the nail-studded board tossed into a pathway, the naked blade of a power tool. Others are less visible: the unshored excavation, the fumes from solvents, paints and glues.

There are good reasons to think about safety even if someone else is doing the actual work. You don’t want your renovation marred by an accident or a lawsuit.

Know what your insurance will cover before work starts, especially if you are supplying some of the materials or lending tools or other items. And make sure that your contractor’s coverage is adequate to shield you against all possible claims. Contractors normally carry liability insurance, but their policies may not cover all the tradespeople involved, or others who stray onto the site. In the case of serious injury, you could be liable.

Once work has started, knowledge and awareness can prevent many accidents.

  • Warn people coming near the site about hazardous areas, activities and substances before they encounter them.
  • Insist that the work site be kept tidy and as hazard-free as possible.
  • Insist that hazardous substances be kept in sealed, clearly marked, non-food containers.
  • Dispose of hazardous waste promptly, in accordance with local regulations: don’t put it out with the regular garbage.
  • If you’re doing the work yourself, read and follow the instructions on all hazardous products, as well as the Material Safety Data Sheets provided by manufacturers and retailers.
  • Insist on the use of appropriate, well-maintained tools and equipment.
  • See to it that appropriate safety equipment and clothing approved by the Canadian Standards Association (CSA) are used.
  • Insist that a fire extinguisher approved by Underwriters Laboratories of Canada (ULC) for Type A, B and C fires be on site at all times.
  • Stay alert and ensure that everyone on the job stays alert. Report horseplay or erratic behaviour to the project manager at once.
  • Insist that all hazardous materials and sites are safely locked up at the end of each work day.

If you live in your house while the work is being done, check at the end of each day to be sure that safety precautions have been followed.

Step 8. Give the final thumbs-up

As the work winds down, make sure that it has been done to your satisfaction and according to your contract. Never make the final payment or sign a certificate of work completion or any other document releasing the renovator from further responsibility until all deficiencies are corrected. Don’t release the lien holdback until the registration period for mechanics’ liens has passed and any outstanding liens have been paid.

Once the project is finished and life returns to normal, sit back and enjoy the fruit of your labours. If you prepared yourself well, you’ll find your hard work has really paid off.
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Renovating Step By Step – Part 5

Wednesday, March 3rd, 2010

Renovation, Step by Step

Step 6. Don’t worry about the mess

It’s no fun living on a construction site. In fact, if the renovations are major, you may want to consider moving out for a while. Of course, this isn’t always possible. Be sure at least to find out from your renovator what kinds of disruptions you can expect.

For example, water and electricity may have to be turned off, heavy equipment brought in, or sanding done at some stage of your project. As the work progresses, ask for specific dates and times so that you and your family can plan around them.

You’ll also want to negotiate the times workers start and finish each day, and whether they’ll work on weekends. Renovators often keep several jobs goings at once, especially during the busy summer season, so there may be days or even weeks between their appearances. These periods must be indicated in the renovator’s work schedule.

Be aware that renovating can be a dirty job, or at least a very dusty one. If you decide to stay in your house, remove all furnishings and personal items from the work site. If you can’t easily move something, cover it with a plastic sheet and seal it with duct tape.

Seal off doors to non-work areas and heating and ventilation ducts in the work area. Sealed-off areas will probably require a supplemental source of heat during the winter.

The Human Factor

A professional renovator and crew will always do their best to be considerate of your privacy and personal space. In turn, they will have certain needs, such as access to toilets, water and a telephone. Plastic runners leading to a toilet, water and a telephone will help keep your carpets and floors clean.

Tell your renovator what spaces and belongings are off-limits, and the times you do not want to be disturbed. If workers have habits that annoy you, discuss your concerns with the project manager or your renovator, not with individual crew members. If you allow smoking in your house, place ashtrays in the work area. Otherwise, ask workers to smoke outside.

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Renovating Step By Step – Part 4

Wednesday, February 24th, 2010

Renovation, Step By Step

Step 5. Get it in writing

Always get a written contract describing the work to be done, what it will cost and how payments will be made. Never agree to anything before you have it in writing.
Your Responsibilities:

  • Decide what’s to be done
  • Choose materials and products as required
  • Select the renovator or design firm
  • Ensure the contract describes the job completely and correctly
  • Obtain zoning approval and building permits
  • Provide workers with the necessary space, access and utilities
  • Inform the renovator about deficiencies or mistakes as soon as possible
  • Pay for the job once it has been done to your satisfaction
Your Renovator’s Responsibilities:

  • Be licensed
  • Perform work as contracted, unless changes are authorized in writing
  • Maintain liability and property damage insurance, and workers’ compensation
  • Hire skilled workers
  • Pay workers, suppliers and subcontractors
  • Oversee the quality of work
A Smile and a Handshake Just Aren’t Enough

Without an agreement on paper, there’s little you can do about poor or incomplete work. You risk being charged more than you expected, and it’s unlikely you’ll get any warranty or after-sales service.

Professional contractors always provide customers with a clearly written contract. Once signed by you and your renovator, it’s legally binding. So make sure that what you sign describes exactly what you want. Most client-renovator disputes occur because there was no contract,
or because the contract was vague or incomplete.

If you have any doubts or questions about the contract, have your lawyer review it before you sign. If your renovator refuses to accept a written contract, get another renovator.
The Main Ingredients

There’s no such thing as a standard contract. Every one is an individual document covering special requirements. That said, all contracts should include:

  • The correct and complete address of the property where work will be done
  • Your name and address
  • The renovator’s name, address and telephone number (if a corporate name is used, the company’s official on-site representative should be named)
  • A detailed description of project, plus sketches and a list of materials to be used
  • The type of work that will be subcontracted
  • The right to retain a mechanic’s lien holdback as specified under provincial law
  • A clause stating that work will conform to the requirements of all applicable codes
  • Start and completion dates
  • Agreement about who is responsible for obtaining all necessary permits, licences and certificates — the homeowner or the contractor
  • Responsibility of the contractor for removing all debris as soon as construction is completed
  • A statement of all warranties, explaining exactly what is covered and for how long
  • A statement of the contractor’s public liability and property damage insurance
  • Price and terms of payment.

Both you and the contractor should sign two copies of the contract, one for you and one for the contractor.
In the Real World

No matter how well you plan your project, changes will probably be necessary. These can result in increased costs and delays. To protect yourself and your contractor, changes should be made only through a written change order detailing what’s involved and the associated cost differences.

Money Matters

Your renovator may ask for a deposit on contract signing, especially for larger jobs. If so, it should be a nominal sum unless special items or materials have to be ordered.

Paying by cheque is another important part of getting it in writing. It gives you a record of what you have paid, and what you have paid for. You should also insist on a signed receipt.

Pay only for work completed, and never for the full amount. Holding back some of the money from each instalment protects you against liens that can be placed on your property by suppliers or workers unpaid by the renovator. Liens hold your property as security for the renovator’s debts — even if you have paid the renovator in full!

You can guard against this by making out some cheques jointly to the renovator and supplier or workers, provided this is agreed to in the contract.
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Renovating Step By Step – Part 3

Wednesday, February 17th, 2010
Renovation Step by Step

Step 4. Pick your partners

Many homeowners decide to do their own renovations. In most provinces, you may do so, provided you get the necessary permits, follow local building codes, and have the work inspected by the appropriate authorities.

Doing it yourself can save money, but there are other costs to consider. Are you prepared to draw up your own plans, get your own permits, and schedule inspections? How much time can you spend away from your regular job, your family, and other commitments? Can you be as efficient or as skilled as tradespeople who do this specialized work every day?

You may feel comfortable painting a room or removing an old fence, but specialized tasks that involve wiring, plumbing or heating systems are usually best left to professionals. Some municipalities, in fact, require certain kinds of work to be done by certified tradespeople.

There is also the question of equipment: if you don’t own the tools, you’ll have to buy or rent them. If you run into problems, who will you call? Renovation is a big responsibility, and at times it can be stressful.

Most people find that contracting-out the work is best. But choosing the right renovator is extremely important.

Who’s Best for the Job?

Many small jobs can be done by your local handyperson. For larger or more complex projects, however, it’s a good idea to consult an architect, a design firm or a full-service renovator. Their involvement can range from taking a simple walk through your home to come up with ideas to taking responsibility for the entire renovation.

In addition to drawing up plans and layouts and hiring a contractor for you, these professionals can obtain zoning approvals and building permits, supervise the progress and quality of work, and approve payments.

Favour local firms that have been in business for a number of years. Ask for client references: satisfied customers are the best recommendation. You may even wish to tour the renovator’s current job site before making a decision.

The company and its subcontractors should have proper licences to do your work, as well as adequate insurance. Don’t be shy about asking: reputable firms won’t hesitate to answer your questions.

Even if you give an architect or designer the fullest degree of responsibility, you should understand the renovation process, including budgets, quotes and contracts, in order to protect your interests.

Choosing your Renovator

Ask for recommendations from:

  • friends and colleagues
  • building supply and hardware stores
  • local home builder and renovator associations
  • Better Business Bureau
  • municipal building departments
  • satisfied people who have recently completed a renovation
Beware of contractors who:

  • quote a price without seeing the job
  • demand a large down payment to buy materials: all reputable renovators maintain charge accounts with suppliers
  • refuse to provide a written contract that specifies exactly what they will do
  • come to the door offering a “special price” because they happen to be working in the area
  • promise a discount in exchange for using your home to “advertise” their work — the same offer will have been made to everyone
  • can’t give you an actual business address, only a post office box, telephone number, or the address of an answering service
Estimates

Get written estimates from at least two, and preferably three, of the renovators recommended to you. An estimate is a renovator’s best prediction of the charges you can expect to incur, based on his or her understanding of what you want, labour and material costs, and any anticipated difficulties.

An estimate should be in writing and include a job description, the full price, terms of payment, a schedule of work, and start and completion dates. Don’t mistake an estimate for a guarantee, though, and remember that it’s no substitute for a written contract.
Is the Lowest Bid the Best Bid?

Not necessarily. Renovators who submit unusually low bids may have made a mistake, or may be too inexperienced to estimate properly. When they find out they are going to lose money, they might look for ways to cut costs, add unjustified extras to the bill, or abandon the job.

Cashing Out

Some contractors may offer a discount for payment in cash with no written contract. Don’t be tempted. “Underground economy” transactions are risky, and the pitfalls can easily offset any promised savings.

A contractor who insists on cash with no contract may be unlicensed and uninsured — meaning your cash advances are unprotected. He or she could neglect to obtain the required building permits, licences and certificates, or fail to arrange for inspections, landing you in trouble with your municipal building department.

As well, many product warranties are invalid unless the items are installed by a recognized contractor. And you could face personal health and safety problems because of poor workmanship.
Liabilities

If the contractor’s crew is improperly trained and a worker damages your property or someone else’s, or is injured on site, you may find your homeowner’s insurance won’t cover you. You’d then be held financially liable for any damage or injuries.

Should something go wrong or the work prove unsatisfactory, or if the contractor walks off the job without finishing it, you may have no legal recourse. Cash payments make it difficult to prove the contractor was ever there. You could end up having to pay another contractor to finish the job properly or make repairs.

After paying in full, you may discover that the contractor has not paid for materials and labour employed at your site, and you may be held accountable for those bills.

Protect Yourself

Your home represents the largest single investment you’re ever likely to make. Protect its value — and yourself — by dealing with a reputable firm that operates in the open market, legally and responsibly. Your peace of mind is worth it.

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Is Your Home Prepared For A Sale?

Saturday, February 13th, 2010

A home is a home, so what’s the big deal about preparing it prior to a sale? Here’s the big deal: If your home doesn’t look attractive enough; you will not get the few hundred thousand dollars that you were banking on. Yes! That’s the harsh reality!

Look at it this way – If you were searching for a home to buy, would you invest in a home that looked like a huge dustbin from the inside or would you choose something that gave you a sense of peace? The general assumption is that you would go for the second one because of the attractive value it has. No one in their right frame of mind would love to settle down in a pile of dust and dirt!

You are probably wondering how you can beautify your home and get a millionaire to buy it. It’s quite simple. There are several ways of doing it and here are some of the aspects that you really need to consider:

Point #1: De-clutter your Home

Yes, we often clutter our home with the required and ‘not required’ items and things. Most often than not, old issues of Maxim or National Geographic are probably lying all around the house and not to forget the soiled clothes. First things first:

1. Remove, throw away, or donate whatever is not required. I held a garage sale and earned a nice sum from it.

2. If you have a book rack, ensure that everything is arranged alphabetically

3. Clean your kitchen and put all utensils in their right place

4. Remove everything that is lying around and give the home a nice vacuuming

5. Paint the home if it is required

6. Check for leakage or broken valves and have them repaired

Point #2: De-Personalize your home

This can be quite tough because most of us get emotionally attached to our home over a period of time. Basically, you will have to start by removing all personal photographs, personal artifacts, certificates, trophies, and any object that will make the prospective buyer feel it is your home. When a buyer walks in to your home, he or she should be able to say, “This is my home!” That’s when you will know that you have clinched the deal!

Point #3: Shine and sparkle your home

This is a time consuming process but then you need to start early. When a prospective buyer walks in then your home should look as good as new – as if no one has really lived in there. You are probably thinking, “Damn! I will have to work weekends!” So be it!

Here is what you need to do:

· Wash all the windows from inside out.

· You can rent a pressure washer and clean the exterior of your home

· Remove the cobwebs, dust and dirt on the floor, and no Dog or cat poo please!

· Re-caulk the showers, tubs, and sinks. Polish the faucets as well

· Wax marble floors and vacuum carpets. Replace the carpet if it is worn out

· Clean the air – use room freshener (Don’t smoke in the home!)

See how easy it was – all in a day’s work!

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Renovating Step By Step- Part 2

Thursday, February 11th, 2010

Renovation, Step by Step

Step 1. Set your priorities

If you’re considering several projects, rank them in order of importance. Maintenance items should be given top priority. You’ll want to fix a leaky roof before refinishing the floor beneath it!

Step 2. Know what’s possible

Every house has unique strengths and weaknesses. Hire a qualified private home inspector or architect to give you professional advice on what your home needs and what it can — or should — do.

Just remember: consulting a qualified professional before you make a big decision is the best way to avoid costly complications down the road.

Consider the impact of your intended renovation. The addition you want may look great on paper, but can your heating, plumbing and electrical systems service it? Remember that although your house looks like a static structure, it’s actually a collection of components that interact continuously. If you change one part, another may be unexpectedly affected.

For example, by adding insulation and installing new windows you can make your house more airtight, and therefore, more energy efficient. But your furnace may no longer operate properly or safely! Increasing airtightness affects heat flow, air flow and indoor moisture levels. You have to understand how these factors are inter-related before you can upgrade effectively.

Remember that building codes and local by-laws may also limit what and how you renovate. There’s nothing worse than discovering the project you’ve painstakingly planned is not allowed. Talk to your municipal building department and find out about zoning and permits.

Step 3. Do the math

Can you really afford to renovate?

To know, you need a clear idea of the costs involved. Get quotes from at least two reputable local renovators, architectural firms or materials suppliers. Explain exactly what you want to do and discuss various options. Then, take the most reasonable quote and add 10 to 15 per cent for unexpected costs.

Discuss the financial implications of the project with your real estate agent, banker or financial adviser. If you need financing, you may be able to renegotiate your mortgage or apply for a personal loan. You may even be eligible for assistance, as some utilities and provincial and municipal governments offer incentive programs for energy-efficiency upgrades.

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6 Questions Every Home Seller Should Have Answered

Monday, February 8th, 2010

There are certain questions that come up whenever we’re showing a home in Edmonton, and it really helps us when we already have these answers. These questions go beyond square footage and # of parking spaces. So if you’re planning to sell your home in Edmonton or area, you should look into getting the following answers.

1. How old is the roof?

Specifically, people want to know how long until they have to replace it. Roofing can be a major expense, and as such it will factor into their opinion of value on the house.

2. How old is the furnace? Hot water tank?

In Canada, specifically in northern cities like Edmonton, we take our heat very seriously. I think it’s the whole “freeze to death” fear. So we want to know that there’s a good furnace in there. Ideally we want a furnace that’s under warranty so that when it conk’s out in the middle of January at -35 degrees, we can call someone to fix it and not have to take out a 2nd mortgage to pay the guy. Same goes for the hot water tank. Knowing how old the furnace is counts a lot towards the salability of the home, and being able to prove a reliable and consistent maintenance schedule would be great too.

3. What do the utilities cost?

Similar to point #2 above, utility costs are a big part of our life here in Edmonton. Given the huge expense that a home can bring, it’s only reasonable to be concerned about the other costs.

4. What year is the home? Who built it?

It’s easy enough to find the age of the home, it’s on your tax assessment or previous MLS listings. But like anything else, it’s an important fact to know, as homes from certain age brackets have certain issues that need to be addressed. Asbestos? Aluminum wiring? Pine shakes?

Your home is 50 years old… skip to #5.

But for those of us with newer homes, the name of the builder is kinda important. Like cars, we all have brand preferences. (I drive a Lincoln, my wife is a Honda girl, and we live in an Avi home.) Some brands instil confidence, others make buyers flee with fear. Here’s the problem; what gives confidence to one buyer will cause another to flee. But both buyers will ask the question: Who built it?

5. Is there hardwood under these carpets?

If your home is built in the 70’s, 80’s, 90’s or later.. move along. Nothing to see here.

But for older homes, original hardwood is a big bonus to many buyers. They LOVE it; heck it’s probably the reason they’re buying this home and not a newer one. There’s a charm about beautiful old hardwood that draws people to these older character homes. Here’s the issue; they don’t trust that it’s there automatically. So they usually go to a heat vent and pull up your carpets when you’re not looking. It’s better just to tell them if it’s there; doing so is more gentle on your current flooring than having every single showing result in pulling up your carpets.

6. Which schools?

Having kids made me a better Realtor. Admittedly, having 4 of them in 5 years was overkill.

Knowing which schools the kids will be attending is far more important than just about anything else to a parent. OK, to a mother. Dad’s really just care if there’s a place to hide from the kids (den! Theatre room! Back door!) and a decent garage (to also hide from the kids). But the school question comes up. A lot. Especially in “young neighbourhoods”. A lot. Seriously, at every single house, we get asked “and which school do the kids go to?” Sometimes the answer is: “the same school as the last house we saw that was 4 doors down the street.”

Best to know the 3 levels of schools that you’re zoned for, because seriously… that question will be asked. A lot.

*I was at a Realtors conference in the U.S. in 2009, and many of the MLS systems are starting to allow searches based on school zoning. That’s how important this question is!*

There you have it; your homework if you’re going to be selling your home. While you’re at it, you probably want to know how your neighbourhood is performing in comparison to the rent of the city. You can do that by visiting my Neighbourhood Value Assessment service, which is completely free.

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Renovating Step By Step – Part 1

Wednesday, February 3rd, 2010

‘Tis the season to start renovating. Heres something to think about Bloggers when you decide renovating is the way to go! This is the first of six blogs about renovations. This information was found on the CMHC website (www.cmhc.schl.ca).

Before You Renovate…

Why Renovate?

Everyone has a different reason for wanting to renovate. Sometimes it’s the simple need for a change. Other times, the motivation is more practical. If you wake up one day with a puddle in the basement and a water-stained ceiling, you know you have to act fast.
From the planning stage to the final touches, this guide shares our experience and knowledge with you. And it tells you about some of the first-rate resources we’ve developed to deal with all kinds of renovation issues. In general, there are three types of renovation: lifestyle, retrofit, and maintenance and repair.

  • Lifestyle renovations improve your home­ and your way of life. They might involve building a sun room for pleasure, or converting unused attic space into living quarters to meet your changing needs.
  • Retrofit projects usually focus on your home’s shell or mechanical systems. Examples are upgrading your insulation, replacing your furnace, or putting on new siding.
  • Maintenance and repair renovations protect the investment you have made in your house through activities such as caulking windows, reshingling your roof, or replacing your eavestroughs.

Is Your Renovation Practical?

While maintenance renovations aren’t really a choice — they’re part of owning a home and protecting your investment — lifestyle renovations and even some retrofit plans may not be practical or do-able.

Be clear about your expectations. Learn when to draw the line between what’s desirable and what’s essential.

Almost any renovation will add to, or at least protect, the equity in your home, but kitchen and bathroom renovations and painting normally provide the greatest payback when you sell. If your property taxes and insurance premiums go up, the increase is usually small.

Your Money’s Worth?

Over time, the money you save on heat, light and water by making your home more energy efficient may actually pay for the upgrades. Safety also pays. Insurance companies often decrease premiums when you improve wiring or fire prevention and improve or add a security system.

On the other hand, you can overdo a good thing. If you plan to move within a few years, is the renovation worth it? Will it pay to put on an expensive new addition when your house is in an area of more modest homes?
Payback Range of Typical Renovations
Bathroom renovations (75-100%)
Kitchen renovations (75-100%)
Interior painting (50-100%)
Exterior painting (50-100%)
Ten Average Payback Potentials
Roof shingle replacement (50-80%)
Furnace/heating system (50-80%)
Basement Renovation (50-75%)
Recreation room addidition (50-75%)
Installing a fireplace (50-75%)
Flooring (50-75%)
Constructing a garage (50-75%)
Window/door replacement (50-75%)
Building a deck (50-75%)
Central Air Conditioning (25-75%)

Is your Renovation Adaptable?

It’s best to take the long view when you’re renovating, because your needs are bound to change as time goes by. Try to build the most flexibility and long-term usefulness into your design.

For instance, some day you may want to convert a nursery into a home office. Installing the required wiring now will save you time and money later, and will also add a selling feature if you decide to move.

This kind of planning is part of what CMHC calls FlexHousing. And it’s not just about preparing for future changes. By installing features such as lever door handles, non-slip flooring and extra-wide doorways, you make household activities more comfortable and safer today.

And Healthy?

Planning a renovation is also an opportunity to apply Healthy Housing principles.

The goal of Healthy Housing is to reduce house-hold demands on the outdoor environment while providing a healthy indoor environment — by installing energy-efficient appliances, for instance, or by making the most use of natural light and passive solar energy in your designs.

Choose building materials that help conserve natural resources, such as salvaged lumber and products made with recycled content. Building materials should be durable, easy to maintain, and should not give off toxic gases once installed. Finally, choose and use construction techniques that minimize waste and debris.

The basis of Healthy Housing is to think of your home as an ecosystem­and a part of the larger environment. Incorporating Healthy Housing principles when planning your renovation will help protect your family and community, and could very well help you save money.

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Getting Your Edmonton House Ready to Sell – Part 4

Wednesday, January 27th, 2010

CMHC’s Homeowner’s Inspection Checklist

This practical, easy-to-follow guide for homeowners will help you identify common house problems and deal with them. In it, you will find illustrated how-to tips offering effective solutions for every room of your house. Use the ordering instructions on the back page of this fact sheet.

When It’s Showtime!

You have inspected your house and taken care of problems. Now you are ready for showings. You will need a plan of action that assigns duties to each family member so the place can quickly be whipped into shape.

Open all drapes, blinds, etc. and turn on lights to make the house bright.
Air out the house to get rid of cooking, pet odours, and so on.
Have fresh flowers in view.
Pick up clutter, and empty garbage.
Make sure everything is spotless.
Set your thermostat at a comfortable level.
Remove pets from the house or put them outside.
If you have an agent, leave when the house is being shown. If you are selling it yourself, you need to strike a balance between being helpful and crowding the buyer.
In poor weather, provide a place for boots, overshoes and umbrellas.
Display photos of the house in summer to show landscaping if selling in the winter months.
Leave out heating and hydro bills.
For those on a septic system and/or well, leave out inspection and maintenance information.
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Getting Your Edmonton House Ready to Sell – Part 3

Thursday, January 21st, 2010

CMHC’s Homeowner’s Inspection Checklist

This practical, easy-to-follow guide for homeowners will help you identify common house problems and deal with them. In it, you will find illustrated how-to tips offering effective solutions for every room of your house. Use the ordering instructions on the back page of this fact sheet.

Now, Let’s Go Indoors

A prospective buyer will usually enter through your front door; so, that is where you should begin your interior inspection. You want your buyer to see a neat, clean, well-lit interior. Get clutter out of sight; ensure that carpets are clean and floors are scrubbed and polished; and that walls and trim show fresh paint (preferably neutral or light colours).

Take a sniff. Are there any unpleasant odours in your home? If so, track them down and eliminate them. Ensure all your lights work and are free of cobwebs. You want your home to look spacious, bright and fresh.

If you have considerable family memorabilia, consider thinning it out. Your objective is to help potential buyers feel as if they could live in your home. That mental leap becomes more difficult for them if your house resembles a shrine your family.

Professional realtors and decorators say the most important areas of your home to upgrade and modernize are the kitchen and bathrooms. Buyers also want to see new or recently installed floor coverings throughout.

General Interior

Check stairs for loose boards, ripped carpeting, and missing or loose handrails and guards.
Most problems with interior walls are cosmetic and can be repaired with spackling compound and paint.
Ensure doors open and shut properly. Minor sticking is normal but excessive binding indicates possible structural problems.
Open and close all windows to ensure they work properly. Fogging between the panes of a sealed window indicates the seal is broken and the unit needs to be replaced.
Keep furniture to a minimum so rooms do not appear smaller than they are. Ensure that traffic can flow in or through rooms unimpeded. If they contain bookshelves or cabinets overflowing with books, magazines and knick-knacks, remove some of these items.
Ensure closets look spacious, organized and uncluttered. Create space by getting rid of old clothes and junk.
Remove or lock away valuables such as jewellery, coins, currency, cameras and compact discs.

Kitchen and Bathrooms

People splash water around in the kitchen and bathrooms so check around sinks, tubs and toilets for rotting countertops and floors. Problems could be due to poor caulking or plumbing leaks. Fogged windows, molds and sweating toilet tanks indicate high humidity levels, which you can remedy with exhaust fans.
In the kitchen, clean all appliances, including your oven. Clean or replace your greasy stove hood filter. Clean your cabinets inside and out, as well as your countertops and backsplashes. Repair dripping faucets.
Remove anything stored on top of your fridge and remove artwork and magnets.
Remove any items stored on countertops.
Remove items stored under the sink.
In bathrooms, scrub sinks, tubs and toilets, taking care to remove any rust stains. Remove mildew from showers and bathtubs. Fix dripping faucets or trickling toilets, and vacuum your fan grill.
Clean mirrors, light switch plates and cupboard handles.
Consider installing new 6-litre toilets if you currently have water-guzzlers.
If you have ceramic tile in either your kitchen or bathroom, ensure grouting is intact and clean.


Basement

The condition of the foundation and main structural members in the basement are critical to the fitness of any house. The purpose of your inspection is to make sure these are sound and durable.

Look for cracks, water seepage, efflorescence (white powder-like substance), crumbling mortar or concrete, and rotting wood. If any of these problems are present, you need to do further research to learn about causes and possible solutions.
If your basement is damp or musty, consider using a dehumidifier.
Like all other areas of your home, your basement should be organized and clutter-free.
Change the filters in the furnace and have it cleaned–this is the number one item purchasers want done after a home inspection.
If you have a pet with a litterbox, ensure the litterbox is clean.

Garage

Get rid of the broken tools, old car parts, discarded bicycles, empty paint cans and the hundreds of other useless items that accumulate in garages. Again, you want a clutter-free zone.
Use cleaning solutions to remove oil stains from the floor.
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Getting Your Edmonton House Ready to Sell – Part 2

Wednesday, January 13th, 2010

Getting Your House Ready to Sell

CMHC’s Homeowner’s Inspection Checklist

This practical, easy-to-follow guide for homeowners will help you identify common house problems and deal with them. In it, you will find illustrated how-to tips offering effective solutions for every room of your house. Use the ordering instructions on the back page of this fact sheet.

Let’s Begin Outside

Check Your House’s Curb Appeal

How does your house look from the street? That is where prospective buyers will be when they first see your home; and, that is where they will form that all-important first impression. Stand at the curb in front of your house and note what you see.

Remove any clutter in your yard.
Repair cracked or uneven driveway or walkway surfaces.
If your lawn has bald spots, apply some top dressing and re-seed. Prune trees and shrubs of dead wood. Weed and mulch flower beds, if you have them. If it is the right time of year, consider buying some flower-filled planters to enhance the eye appeal of your property. Make sure your lawn is mowed regularly. Ensure that the composter area is tidy.
Are your windows and walls clean?
Does your front door need paint?
Ensure your eaves and downspouts are clear of debris and in good repair.
Are your backyard deck and walkways clean? If not, use a power washer and do any necessary painting, staining or sealing.
If you have a swimming pool, are the deck and pool clean (when in season)?
Do all outside lights work? Replace any burned out bulbs, and clean fixtures of dirt and cobwebs.
Is there a shed? Does it look presentable?
Do windows and exterior doors need recaulking? Even at 6-7 years of age, the caulking may be dried out and in need of replacement.
Do you have decorative wooden poles on the porch? Is the wood at the bottom in good condition? Overall, does it need a new coat of paint?
If you have a gate, is it well oiled?

When you have completed the curb appeal inspection, carefully check the rest of your home’s exterior.

Will Your Roof and Chimney Pass Inspection?

If you are uneasy about climbing onto your roof, you can inspect most items from the ground using binoculars. Otherwise, be careful when working or moving about on your roof. Unless roof repair is a simple matter of applying new caulking, you will probably need the services of a professional.

Check the general condition of your roof. Sagging sections, curled shingles, pooled water on flat roofs and corrosion on metal roofing mean it is time for repair or replacement.
Both masonry and metal chimneys need to be straight and structurally sound, have proper capping on top and watertight flashing where they penetrate the roof.
All roofs undergo stress from snow and rain loads, so a truss or rafter may become damaged, resulting in a noticeable small depression. A professional should do this inexpensive repair.


Examine Your Walls

The condition of your exterior walls directly affects the look and curb appeal of your home.

Replace old caulking. You may have to cut or scrape away old caulking to get a good seal. Do not seal drainage or ventilation gaps.
Is your exterior paint looking good? If you see faded colours and cracked or peeling surfaces, you need to repaint. Be sure to get competitive bids if you hire professional painters.
You can clean vinyl siding but defects or damage to it and to metal siding usually means replacement.
Stucco can be repaired but some skill is required to blend patches with existing stucco.
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Getting Your Edmonton House Ready to Sell – Part 1

Wednesday, January 6th, 2010

Looking to sell your home, here’s something to think about when getting ready to sell! This is the first of four blogs about getting your house ready to sell. This information was found on the CMHC website (www.cmhc-schl.ca).

Getting Your House Ready to Sell

When getting your home ready to sell, you need to look at your house in a new way. Think of your house as a product about to go on the market where it is probably competing with brand new housing. It needs to show well – which means clutter-free and well kept.

Today’s homebuyers lead busy lives and may not be interested in taking on major repairs or improvements upon moving in. You need to make your house a “10”. This document will help you spot what is right and what is not so good about your “product”. It will give you the opportunity to take corrective action to ensure your house looks fresh, clean and well maintained when the “For Sale” sign goes up.

Fix It First

If you need to make improvements to your home, do the work before it goes on the market. Potential buyers are not interested in hearing about your good intentions to look after defects before a transfer of ownership takes place. Even if fix-up work is underway, buyers may not be able to visualize what your home will look like when the work is finished. They will just remember it being in a state of disrepair.

Professional Inspection: Yes or No?

A serious buyer may want to have a professional home inspector check your house from top to bottom before making an offer. Even though this guide will help you identify problems on your own, the option of hiring a professional home inspector is open to you as well. If you can afford it, an inspection in advance of putting your home on the market is a good idea. It is your best way of finding and taking care of serious deficiencies before an inspector hired by a potential buyer discovers them.

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Stop The Reno’s and Back Away From HomeDepot

Tuesday, December 1st, 2009

“You Can Do It. We Can Help.”

But SHOULD you do it? Does it make sense?

As a Realtor in Edmonton the most common question I get from people is “How’s the Market?” But the 2nd most common question I get is “What should we do to our house before we sell it?”

It’s this 2nd question that gets people into trouble. Home sellers mistakenly believe that they should sink thousands upon thousands of dollars into renovating the home to help it sell. Making the home “better” isn’t the way to go; that’s how people lose buckets of money very quickly. Instead they should have this mantra in mind when looking at your home:

“Repair Rather Than Renovate”

The best money you can spend on a home is to fix what’s broken, and replace that which has worn or become outdated.

Most of us make the decision to buy a more expensive home because we want something nicer to live in, with more creature comforts. We want those gleaming new hardwood floors, granite counters, and other “stuff” that our current home doesn’t have.

…That our current home doesn’t have…

Those are the key words here. Your current home doesn’t have what you want anymore. So you naturally worry that it doesn’t have what your buyers want either. You worry that these deficiencies will keep you from selling, and ultimately keep you from that dream home that you’ve been fantasizing about.

Just remember that the buyers for your home are shopping in this area and this price range because it is what they want. It is good enough for them. It is what they are dreaming of owning. So make it the best possible version of what it should be; rather than what you want it to be.

I recently sold a home to a young couple who were upgrading from a starter home to a larger family home. They were excited because they were finally able to do away with the “slippery laminate floors” and buy a home with real hardwood. They came to me through a home that I had for sale, which had gorgeous oak floors that were about 15 years old. Immaculate didn’t describe these floors; they were as impressive as the day they were installed. Honestly, I’ve never seen a more perfect installation job of a wood floor. The buyer was stunned; they loved the home and were prepared to eat their dinner right off of the hardwood floors (which were clean enough to do so!).

I recall that the seller was worried about her old oak floors. “People don’t like oak anymore. I read in all the decorating magazines that the trend is bamboo. Everyone wants bamboo, so I’ve hired XYZ Flooring to come in and install bamboo for us, so that they home will appeal to more buyers.” The price would have been a little more than $15,000 for her to do so.

What she didn’t realize was that oak floors, while not as trendy as bamboo, is vastly superior to what the typical buyer for her price range and neighbourhood is expecting. Her oak floors did the trick just fine; bamboo would have been equally impressive and a total waste of $15,000.

So when should you spend money on your floors? When your floors have become worn out, dirty, or somehow obsolete. If there’s a major adversity to oak floors, like there is to say shag carpets then you’d be well advised to replace them. If your dog has scratched your floors so badly that they look chewed, then you should refinish them. If your kids have poured red paint on them and let it seep between the seams so that you have… well, you get the idea.

Clean the home. Declutter the home. Make the home show as maintained and well kept. Show some pride of ownership. But for the love of your pocket book; don’t renovate where you don’t need to.

If you aren’t sure what to do or what not to do, don’t hesitate to call me. I’m always willing to answer your questions and dole out some free advice. Call any time.

(780) 701-9090  Just ask for John.

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Bus Benches Are For Asses

Tuesday, November 24th, 2009

Back in the early 1900’s, people would stand around on the side of the street and wait for the bus to arrive. That’s when one brilliant lazy individual decided to install benches at the bus stops, so we could all park our butts somewhere while waiting for someone else to drive us to where we wanted to go. It worked. It still works.

In the 1980’s somebody thought it would be a great idea to turn these bus benches, these pedestals of transit convenience, into outlets for advertising and self promotion. They became an overnight success for Realtors, as they were cheap alternatives to full sized billboards. For the price of a single billboard, you can put out 10 bus benches! Heck… if you planned your route home from work properly… you would get to see your own smiling face 10 times! To get the same return to your ego from a billboard, you’d have to drive around in circles. That just wouldn’t work, would it?

So the bus benches became the uber sized business cards of the modern Realtor. After all, nobody likes to see their own smiling face on a 8′ chunk of wood like a Realtor.

But I don’t know if anyone stopped to ask; “How do these things sell our clients’ houses?” Have you ever had that thought? Have the bus benches in your neighbourhood ever made you run out and dropped $300,000 on a house?

I didn’t think so.

Because here’s the ugly truth about bus benches. They are 100% completely and totally useless for getting your home sold. I’ve never met someone who was sitting at the bus in the morning, drinking their double decaf mocha chocha frappa rappa, leaned over to scratch their “whatever”, realized they were sitting on a Realtors face, and said to themselves ‘Hey! I should buy that lovely 3 bedroom bungalow over on 5th street that this person has for sale”.

It simply doesn’t work. At least not getting a home sold.

But it does work in certain ways. First, it gives the agent’s a serious ego boost. Don’t kid yourself on the importance of an agent’s ego. You should take it seriously; because they sure do! (HA! I just had to say that; and you know you were thinking it.) As Realtors, or any salesperson, your ego position is important. A salesperson has to be confident, or they simply won’t be effective at their jobs. So ego is actually important, all jokes aside.

It also helps the agents’ business. Part of what we do is finding and pursuing new listing business. It’s a well known fact that people call the agent who’s sign and ads they see all the time. So if you see 4 or 5 bus benches on your way home from the same Realtor, you’re more than likely going to call that agent. Or at least consider him/her to be credible when you do meet to discuss the sale of your home. It helps the agents’ business.

Don’t get the wrong impression. I’m not down on my colleagues for doing self promotion and generating listing business. I spend time and money getting new listings. Every agent who’s in the business, and staying in the business for any length of time, has to do it. But I am suggesting that you check to make sure it’s not ALL your agent is doing. Because you’re not hiring her/him to get more listings, but to get buyers for your home. Keep that in mind when hiring a Realtor.

The moral of this story? Before you hire an agent, find out what they’ll do to actually get your home sold. How do they get buyer leads? How do they manage those leads? Basically, how will they get your home SOLD?!? Because a $1,500/month bus bench budget is about as useful to you as the lease payment on your agents’ Mercedes. Yes, you’re paying for both… but neither will result in the sale of your home.

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HOME STAGING DO’S

Thursday, November 5th, 2009

Please Do:

  • Set your listing price by utilizing area comparables, not based upon what you need to buy that ostrich farm. 
  • Put personal collections away someplace safe, like a bank vault in Zurich. 
  • Invest in a fresh coat of paint and get 150 percent green back on your investment. 
  • Disclose everything, especially the stuff you are tempted not to. 
  • Fix all running toilets, or risk flushing profits down the drain. 
  • Remember that “outside” is the new “inside.” Show off all of your living spaces. 
  • Visit model homes to see how neutrality and spaciousness are made to feel so inviting. 
  • Grind a lemon in the garbage disposal – it smells great and it’s such great exercise. 
  • Display the kind of plants that aren’t injection-molded and painted in a factory somewhere overseas. 
  • Keep your day job. Hire an agent and assist them in doing what they do best.

 

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