Posts Tagged ‘edmonton real estate’


Why Did You Sell My House?

Friday, July 23rd, 2010

Hi John;

Not to sound ungrateful because we really are happy that you sold our house, but I have a business related question for you. How did you do it? We’ve had 2 other agents try to sell this place but you didn’t seem to have any difficulty when they couldn’t do it in 6 months of trying. What’s your secret?

- Name Witheld

Hello ______,

Thanks for the compliment, I think. *laugh*

Yes, you did have a bad run of it for a while there. I’m glad that my team and I were able to take care of the sale for you. Maybe that’s my secret, my team is awesome. They work better and harder than anyone I know. I’ve spent the last 10 years of my career trying to put together the “perfect team” and I think I’m darned closed.

But the results of this team are the reason your home sold. We have a more reliable system for staying in contact with buyers, so finding the buyer for your home was that much easier… we already had their email address!

We do things differently, more focused, and never take our eye off the reason why you hired us. To sell your home. Nobody on my team will be trying to sell you Amway, junk jewelry, or miracle cure makeup. We sell real estate, and that’s all we do. No side businesses.

But I am glad that we sold your house. You handled the process beautifully; you had every right to be a LOT more stressed out than you were. I know I would have been! But you kept your composure, so I think you have every reason to be proud of yourselves.

Thanks again for having me as your Realtor!

John Carle
ReMax Real Estate
www.knock-knock.ca
(780) 701-9090

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My Mover Sounded Great on Craigslist…

Thursday, July 15th, 2010

Here’s an interesting post that I found on Facebook, thanks to a great Real Estate Broker named Brooks Findlay in Regina, SK for posting it to Facebook.

Here’s the article…

You have to give Toronto real estate agent Wafa Masri full credit for her honesty.

It’s not everyday you see somebody in the real estate community admit their mistake. I’m not talking about a prediction the Re/Max Hallmark Realty Ltd. agent made about house prices. She might be making the smartest call of her life, taking some time off from the real estate market after 28 years to travel, now that it appears sales and prices have peaked.

No, Ms. Masri’s bad decision came about two weeks ago, after she sold her house and hired a company to move her things into a friend’s place and also into storage.

“I found them on Craigslist,” says Ms. Masri about the movers. Nothing wrong with looking online for a deal, as long as you check out whom you are dealing with before handing over your personal property. She didn’t — and only a phone call to police managed to get her belongings back.

“I don’t move a lot, but I move a lot of people, that’s the crazy thing. You’d think I would know,” Ms. Masri says. “But if my story can help someone, I’m willing to tell it.”

She waited until the last minute to hire a mover, so most of the good ones were already booked. If waiting until the last minute becomes a crime, I’ll be doing five to 10 years in a small cell.

“They sounded OK on the phone and really reasonable next to everybody else,” says the agent, making the sound of alarm bells to demonstrate the warning sign she should have spotted. “I was trying to save money, I’m a cheap person.” Who isn’t?

Her next bad move was no contract. She didn’t agree on a price before she hired them. “The moment they showed up they held me for ransom and then they said they needed cash,” Ms. Masri says.

I hate cash transactions. You can tell me all about the underground economy and paying no taxes — I won’t talk about the moral issue of doing that — but when you pay cash there is no paper trail. No one to sue.

She took out the money from the bank and figured $1,000 would be enough. “Then they started in with talk if there’s stairs, it will be more,” says Ms. Masri. At that point, she called the owner she had first contacted on Craigslist, but he was abusive.

In the end, she paid $1,600. Some of her stuff was shipped to a storage company provided by the movers. The problem is, when she tried to contact the company about where her stuff had been moved, they couldn’t tell her the location.

“I figured they’d stolen my stuff. I called the storage people and they didn’t knew where my stuff was,” she says, adding only a call to police, who had had previous contact with the movers in question, resulted in the retrieval of her things.

“I think the moral of the story is what ever you use, get it from somebody reputable,” says Ms. Masri, adding she’s now wary of transactions through an online source.

I’m not scared of transactions through the Internet, but they should be conducted with caution. In her case, she admits she could have easily demanded references from the moving company. As an agent, if someone asked her for customer references, she’d have no problem with it.

Calgary Police Service Constable Kathy Macdonald, who is charge of cyber awareness for the crime prevention unit, says there’s nothing to stop you from using the Internet to your advantage when researching a company.

“Learn as much as you can beforehand. Ask tons of questions. You can do your own investigation. That’s the beauty of the Internet. You can Google phone numbers, names, addresses, and see if anything comes up,” Const. Macdonald says.

A quick search of the moving company the real estate agent used served up plenty of complaints from unsatisfied customers. In hindsight, Ms. Masri should have done that.

And thanks to her sharing her story, maybe a few people will do just that before hiring a mover.

Financial Post

gmarr@nationalpost.com

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Realtors Association of Edmonton – June Market Summary – Edmonton Housing Market marked by high inventory

Monday, July 12th, 2010

Edmonton, July 5, 2010: REALTORS® report normal client activity in the Edmonton real estate market with listings, showings and sales. The residential inventory is approaching record levels set in 2007 but prices held steady in the second quarter with the expectation that they will soften as usual through the fall and early winter.

“There was less external pressure on the market from incentives or rate changes last month and as a result the market seems to be operating in a normal controlled manner,” said Larry Westergard, president of the REALTORS® Association of Edmonton. “It has been quiet on the news front but very busy in REALTORS® offices as they list client’s properties for sale, book showings for buyers and attend open houses. This has not resulted in immediate sales, however, and, in anticipation that this slowdown will continue through the year, we have reduced our 2010 sales forecast by 2,000 units from 21,000 to just 19,000.”

The slight rise in prices for single family residences in the Edmonton area in May continued in June. SFD prices are up to $391,497 – an increase of half a percent. In the first half of the year average prices are up over 7.5% and are tracking higher than 2009. Condominium prices peaked in April and then flattened out to match the prices reported in 2009. In June the average condo sold for $242,644 – down 2.4% month-over-month. Duplex and rowhouse prices of $306,905 were down 4.6% from last month. Overall, the average residential price was down $4,795 in a month. As usual prices are expected to soften in the second half of the year as sales activity slows. “With the increased choices that buyers have in the marketplace right now it is that much more imperative that sellers consult with their REALTOR® to make sure their property is priced to attract an offer,” said Westergard.

There were 9,406 residential properties in inventory at the end of June as a result of 3,473 new residential listings and sales of 1,539 properties. The sales-to-listing ratio was 44%. The average days-on-market was up at 47 days. The record inventory levels were set in September 2007 at 9,913 residential properties available through the Edmonton MLS® System.

“External influences pulled sales activity into the first four months of the year which reduced the demand in May and June. Overall there were 680 less residential sales in the first half of the year as compared to 2009,” said Westergard. “Consumers still seem interested in getting into the housing market or moving up but seem to be resting after a confusing period of uncertainty and change in the conditions that surround a property purchase.” He emphasised that despite seasonal changes the local market is stabilizing and operating in a normal manner. “The frenetic days of the past few years look to be behind us now and it appears that the more calm, cool and collected market that we are used to in Edmonton is on the horizon”.

There were 3,188 REALTORS® licensed in the Edmonton area at the end of June.

-30-

June 2010 activity Record for
the month*
% change from
June 2009
Total MLS® System sales this month 1741 -36.50%
Value of total MLS® System sales – month $591 million -35.80%
Value of total MLS® System sales – year $3.4 billion -2.60%
Residential¹ sales this month 1539 -37.10%
Residential average price $335,397 2.03%
SFD² average selling price – month $391,497 5.72%
SFD median³ selling price $359,000 2.57%
Condo average selling price $242,644 -2.05%

¹. Residential includes SFD, condos and duplex/row houses.
². Single Family Dwelling
³. The middle figure in a list of all sales prices

* Average prices indicate market trends only. They do not reflect actual prices, which vary from house to house and area to area. For information on a specific area, contact your local REALTOR®.

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Our iPads in Real Estate

Monday, July 5th, 2010

After 12 years in real estate, I’ve had all sorts of “revolutionary” products pitched to me. Every one promises to “change the face of real estate”. Guess what? I’m still doing this business in the same way I’ve always done it.

Sure, the mediums have changed. I advertise on kijiji.ca instead of the local newspapers. I get my email instead of faxes. Clients and realtors alike send me text messages instead of paging me. But realistically, it’s the same basic business.

Last month I bought an iPad. The talk online is that this device will change the nature of business. Life will never be the same. Entire sectors of business will be wiped out. Seriously?

I will admit that this device, that I’m typing on right now, is really cool. I love it. It’s going to be a major part of my day to day business and life. But will it change my business forever? I think not. It sure as heck isn’t going to “level the paying field for all agents” like a newly licensed agent claimed it would last week.

What makes me an effective Realtor is the skills I’ve developed over the last 12 years and the lessons I’ve learned from the mistakes I’ve made. No device or gadget will ever change the need for that experience and knowledge. Heck, let’s just call it “real estate wisdom”.

But the iPad is going to change how I interact with my business. It is already making me more efficient, and making me even more “plugged in” than I already was. Digital signatures are now a reality. Online document storage makes sense. The speed with which I can access property data just went way way up.

So yes, this cool new iPad is changing my business. But it isn’t changing the business I’m in!

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Help Buying Investment Real Estate for Self Employed

Wednesday, June 30th, 2010

This is a guest post by Julie Cooper of Tower Wealth Management…

Hi Everyone!

I hope you have had a busy spring market!

Today I met with one of my lenders who is opening up their Stated Income mortgages for Rental Properties again! The borrower must be either Business for Self or a fully commissioned earner.

Requirements to prove are:

BFS – one document proving Business for Self at least six months

Commissioned – letter from person who writes the commission cheque stating borrower is 100% commissioned – no income amount to be reported!

With both, no Notice of Assesments or other verification is needed!

This lender will do these stated income for rental property mortgages in Edmonton and immediate surrounding areas for those with average credit (contact me for full details) and 35% down. The investors this may appeal to are those with large amounts of equity in their principle homes or who already have some investment properties with good equity looking to purchase more investment properties – at decent rates! (current 3 year rate is 4.70 and current 5 year rate is 5.99 – rates are subject to change without notice).

I am pretty excited to have a lender back in the rental property/stated income arena and wanted to let you know asap for any opportunities you may come across. Let me know if you have any questions!

Julie Cooper CMA, AMP
Tower Wealth Management/Axiom Mortgage Solutions
16406 100 Ave. Edmonton, Alberta T5P 4Y2
p.780.484.5777
f.1.866.891.7305
t.1.866.484.5777
c.780.982.1154
juliecooper@towerwealth.com

“We provide individuals and businesses with comprehensive wealth management solutions using our unique Wealth Navigation Program”

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Don’t Read This Blog Post

Monday, June 28th, 2010

If you break it down, our job as Realtors is to get people’s attention. Many agents get muddled in all of the other subsidiary duties, such as doing paperwork, or building websites, or tweeting/twittering/whatever-you-call-it-ing or designing a new brochure. But when you boil it all down, our job is to get people’s attention. When selling your home, we have to get buyers’ attention. When looking for a home for you, we have to get the attention of the sellers. But we have to get people’s attention!

Which is what the title of this blog did with you. It got your attention.

Often times a small thing, like a silly blog post title, will get a lot of attention. Sure, we could have spent huge money driving random traffic to a properly worded blog title “Getting The Consumers Attention”. But by thinking outside the box, we had the same effect with a lot less effort.

Getting people’s attention isn’t a new thing. It’s what made people rich on Madison Avenue in the big advertising firms. They’ve been “Getting people’s attention” for years. But HOW you get people’s attention has been changing, and requires creativity and thoughtfulness. What works 10 years ago, 5 years ago, and even last month, might not work today.

So when hiring your Realtor, make sure he/she can get people’s attention. ASK them “How do you get people’s attention?” If they start telling you all about how they designed their brochure and how they have good support in their office… they aren’t getting people’s attention.

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Do We Need An RPR? Or Will Title Insurance Do?

Friday, June 25th, 2010

Ben Officer on the team recently had an excellent question posed to him by a client that’s selling their home.

Ben,

Do we need to have an RPR ordered, or will Title Insurance be sufficient? We really don’t want to spend the $600 that an RPR will cost us.

- name witheld

Dear client;

In theory Title Insurance is perfectly fine. It’s been in existence for so long, as has become very widely used throughout the nation. It’s a reasonable vessel for closing a sale. However Alberta is one of the last marketplaces to accept Title Insurance and an RPR is still the “common practice” in this province. So while Title Insurance is perfectly fine, there are still people who are scared away by the idea of not having a formal surveyors report on their new home.

I’ve never met anyone who won’t accept a RPR, but there are people who won’t accept Title Insurance.

Given that your home is worth in excess of $550,000 I think it’s a small price to pay to order the RPR for the home. I’d hate to lose a solid buyer in this competitive real estate market over something as silly as an RPR.

- Ben Officer
ReMax Real Estate (Edmonton)
www.Knock-knock.ca
(780) 701-9090

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When Can I Get My Keys?

Saturday, May 15th, 2010

Hi John;

I’m wondering what time on possession day I can get my keys? I want to book some cleaners to go into the house before we start moving in. I was reading the contract, and it says noon. So would it be safe to book the cleaners for 1pm?

- Diana

Hello Diana;

I don’t recommend booking anything for possession day. There are so many factors that can delay the possession, none of which I have any control over. But I can tell you that there’s a very important Murphy’s Law in real estate:

“If you book something for possession day, there will be a major delay.”

Couriers could run late, lawyers can make mistakes, the other Realtor could be busy and not call me with key release, the seller could have a delay getting out of the home, land titles could run behind, etc. etc. etc.

My advise would be to book your cleaners for the day after possession, and move in the following day. It’s just safer that way.

- John Carle
ReMax Real Estate
www.Knock-Knock.ca
(780) 701-9090

Nice Agents for Nice People

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Washers and Dryers in Condos

Saturday, May 8th, 2010

Hi John;

Can I install a washer/dryer into the condos that we are looking at? Insuite laundry is something I really want to have, but the price I can afford doesn’t seem to give me that feature. There are some “all in one” machines that I’ve heard about, and I would like to put one into my new condo. What are your thoughts?

- Jonathan

Hi Jonathan;

Insuite laundry is definitely a plus. I understand exactly where you’re coming from.

There are a few things to consider when thinking of installing a machine like that. Here’s a short list off the top of my head:

1. Condo approval
You’re going to need permission from the condo association to do this. Many won’t allow it because of the possible water damage and general hassle of dealing with them. It’s a major can of worms!

2. Electrical Consumption
These machines draw a lot of power. Make sure the electrical systems in the condo can handle the extra load, or the machine will just annoy you too much.

3. Cost
At the end of the day, is it really worth it? Look at your budget, cost of the machine, installation costs, utility bills, etc. as there’s a lot  to consider when installing a machine like this. Is it really worth it?

4. Water and Power
Just because you have a storage room where you can install the machine doesn’t mean you can put one in. You have to make sure that you can get water to the machine, there’s electricity to run it, and a drain for the dirty water to go down.

I’m sure there’s more concerns, but this is probably a pretty good starting point. The best idea would be to talk to the condo association when we make an offer on a condo, and inquire with a home inspector about how to go about installing it.

Talk to you soon;

John Carle
ReMax Real Estate
www.Knock-Knock.ca
(780) 701-9090

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Will We Miss The Market?

Saturday, May 1st, 2010

Hello John;

We’re thinking about selling our home, but there’s work we want to do to it before it goes onto the market. We’re worried that if we take too long, then we’ll miss the spring market. What should we do?

- Jack & Susan

Hello Jack and Susan;

Yes, the spring market is definitely the most active market of the year. There’s no doubt about it. BUT that doesn’t mean prices are higher in the spring. It just means more buyers are out there, and more houses are for sale, and we Realtors aren’t getting a lot of sleep.

If you wait into the summer (or fall!) you will be in a quieter marketplace. There will be fewer buyers. But there will also be fewer houses for you to compete with. It all balances out.

But before you start renovating, I should come over and have a look at the property for you. Many people’s renovation ideas don’t actually return a higher sales value. They just cost you money. It may be that you won’t need to do those reno’s, which will save you a lot of time and money. It’s also possible that I’ll recommend other renovations that may actually help return a higher price or make the home more salable.

All the best,

- John Carle
ReMax Real Estate
www.Knock-Knock.ca
(780) 701-9090

“Nice Agents for Nice People”

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Buyer’s Agents?

Sunday, April 25th, 2010

Hi John;

I noticed that you have 2 agents working under you, I’m wondering how their licenses work in relation to yours. They’re buyers agents, right?

- “Calgary Realtor”

Hello Calgary Realtor;

Ben and Sarah both work on the Knock-Knock real estate team, but they aren’t “Buyers Agents”. In my opinion, a Buyers Agent isn’t allowed to list property and is an employee who take orders from another Realtor. That’s not the case here.

Ben and Sarah both have listings, service sellers, and are fully licensed and respected Realtors in their own right. They aren’t subordinates, employees, or pee-ons. They carry the exact same license as I do.

They’re part of this team because they see the value in the systems, education, and marketing that I’ve created through the Knock-Knock.ca model. They, and I, benefit from the exposure we’ve created and the large volume of buyer inquiries and leads that come to our properties.

But they are not buyers agents, limited in their licensing, or subordinates to anyone.

I hope this clears things up for you. Let me know if you have any other questions.

- John Carle
ReMax Real Estate
www.Knock-Knock.ca

“Nice Agents for Nice People”

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Site Update – Daily Property Hotsheet

Monday, April 12th, 2010

This morning we launched a new service, the DAILY PROPERTY HOTSHEET.

This free service provides property and market information for the Edmonton and area neighbourhood of your choice, based on the address of your property.

How does this report differ from other property updates or agent searches or realtor.ca?

1. It provides much more detailed information than you’re going to get through those other sources.

2. The property address is included on EVERY listing sent to you.

3. The information includes information on SOLD property and sale prices

We are very excited about this new service, and hope that you’ll benefit from our efforts in this regard.

Follow this link to start your own DAILY PROPERTY HOTSHEET.

http://www.knock-knock.ca/realty-tools/daily-hotsheet/

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Edmonton Military HHT Services

Friday, April 9th, 2010

CFB Edmonton is one of the largest military bases in Canada, and as such the military moves a lot of people into and out of the Edmonton area.

A relocation to Edmonton can be a very stressful process for the military personnel and their family. They have to coordinate the sale of their home with the purchase of a new one in Edmonton. Usually, the family moving to Edmonton is sent out on an HHT, house hunting trip, with 4 or 5 days to find a home, negotiate the sale, and complete the transaction. Now that’s stressful!

Our team has a terrific system in place to help reduce the stress, open up more housing options for the HHT, and make the entire process more successful for the military relocating family.

With more than 11 years of experience as a Realtor, John Carle has successfully helped dozens of military families move into and out of the Edmonton area. During his 20 year career in the Canadian Forces, Ben Officer personally went through 3 HHT’s of his own. In the past 5 years of his real estate career, Ben has helped more than 30 families with their HHT’s. The processes and systems below are a result of combining their experiences and expertise to create the smoothest and most effective HHT process in the market today.

Here’s a few things that the Knock-Knock real estate team does to make your HHT a success.

1. A Dedicated Agent.

When you land in Edmonton, one of our agents will be at your disposal for the entire process. During your 4-5 day stay in Edmonton, that agent will have their schedule cleared so that you’re the only client they deal with. The benefits of this are obvious.

The Knock-Knock.ca real estate team has 3 experienced agents and a full compliment of support staff. This means that all other clients are disbursed throughout the team, freeing up your agent to give you the attention and dedicated service that makes an HHT successful.

2. Pre-Booked Inspection

The home inspection is a crucial part of the home buying process. Being present at the inspection is something that most military clients don’t have the luxury of doing, because good inspectors are usually so busy that they are booking a 7-10 days out. You want a good inspector, because a inexperienced inspector will miss a lot of the details.

Most inspectors won’t book an inspection without an address and pending sale; they want to know where they’re going and confirm that they’ll actually be working. Otherwise they’ll just book someone else.

Because of our strong relationship with our home inspectors, they are willing to bend the rules for us. We get the luxury of pre-booking the home inspection, without knowing where the inspection will be, because the inspectors value our clients make up a huge part of their business. This allows you to be present for your inspection, see the issues first hand, and get hands-on information about the home you’re buying; rather than having a report faxed to you in your home town.

3. Market Knowledge Before Your HHT

In most cases, the first day out looking at properties is an orientation day. You’re getting a feel for the market and the lay of the land. You’re learning about the neighbourhoods and the values of the properties. You’re getting to see what you can get for your money. But with only 4-5 days to buy, inspect, and close the sale… spending that first day getting your feet wet is terribly inefficient.

That’s why we set you up with market knowledge before you come out. We send you new listings, neighbourhood advice, and sales prices on the areas that interest you. This helps you to better understand just what you’re getting into, how your neighbourhood selections will affect the type of home you’ll get, and generally eliminate the need for learning about the market while you’re here.

This makes the first day on the ground far more effective, and gives you more valuable time looking at good properties.

4. Professionals on Stand-By

Sometimes you need to meet with a banker to finalize the financing on the home, or meet with a lawyer to sign transfer documents or get a power-of-attorney in place for 1 of the spouses. Because of our strong relationships, our supporting lawyers and and bankers are always prepared to shuffle their schedules to make sure that you’re taken care of while you’re in Edmonton. Not only does this make the HHT go more smoothly, but it makes the time between the HHT and possession go smoothly too.

These are just a few of the several tricks, systems, and processes that we use to make your HHT a success.

If you’d like to talk to one of our agents about your HHT, fill in the form below and we’ll call you right back. Your successful HHT is just a phone call away.

  1. (required)
  2. (valid email required)
 

read John’s privacy policy

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ReMax is #1 with Reader’s Digest Readers

Thursday, April 8th, 2010

Congratulations to RE/MAX associates on being voted Canada’s Most Trusted Residential REALTOR® by readers of Reader’s Digest magazine. Reader’s Digest announced its “Trusted Brand Awards 2010” last month and will be featured in the May issue.  A study was conducted for the annual awards asking respondents, unprompted, which brands they trust most within 28 different brand categories.  Brand reputation, in this case, represented consumers having a positive personal experience with the brand.  30% of Canadian’s surveyed answered that RE/MAX was their most trusted residential realtor, that’s an impressive five times more than the runner up.

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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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DAILY PROPERTY HOTSHEET