Insider Tips for Sellers
WHY YOU SHOULD USE A REALTOR TO BUY OR SELL A HOME
When it comes to buying or selling a home, most of us have probably asked ourselves: Should I use a Realtor, or can I do it myself. The thought that you might be saving some money on one of the biggest business transactions most of us will ever make, can be very appealing.
Reasoning that you can “pocket” the real estate commission, or get a “bargain” on that For Sale by Owner property, often results in “false” savings. Selling or buying a home is a very complex procedure involving large sums of money, stringent legal requirements, with the potential for making some very costly mistakes. Realtors have the qualifications and experience to help you make a successful purchase or sale in a relatively fast and painless manner.
The do-it-yourselfer seller or buyer will also have to factor in the considerable amount of time and expense required to market or pre-view properties, respond to or make calls and fill-out paperwork.
Buying or selling a home on your own makes no more sense than trying to build a new one from scratch without the knowledge, training, experience and time needed to do the work properly.
Once you decide that using a Realtor is the way to go, it pays to shop around for this individual. By Realtor, we mean a licensed real estate professional who is a member of a local real estate board as well as the Canadian Real Estate Association (CREA) and, in Ontario, the Ontario Real Estate Association (OREA). When you work with a Realtor, you can expect strict adherence to provincial law and to a national code of ethics.
Advantages to Seller
A Realtor is an expert in effective advertising and will cover all the costs as part of their service to you.
Your home will receive far-reaching market exposure through the Multiple Listing Service (MLS).
You can depend on their support every step of the way.
A Realtor will provide you with a full explanation of the selling process and what to expect from the beginning.
A selling price will be established in consultation with you that will appeal to buyers interested in your type of home and neighbourhood.
A Realtor will assess your home and provide you with tips on how to highlight its best features and make it more appealing.
A marketing plan for your home will be developed to help it sell quickly at or near the asking price. In addition to MLS listing and advertising in newspapers and other media, most plans will include a number of open houses.
A Realtor will save you time by separating the lookers from the buyers and ensuring that only serious buyers visit your home.
When an offer is received, a Realtor will use their knowledge and experience to negotiate an agreement on your behalf and according to your instructions.
If you accept an offer, the Realtor will participate in drawing up a legally-binding contract that protects your interests, ensures any conditions to a binding agreement are fulfilled, and that all your questions and concerns are dealt with to your complete satisfaction.
Advantages to Buyer
A Realtor has the knowledge, experience and resources to find properties in your price range and homes that match your individual needs.
You can get information on schools, transportation and other services in different neighbourhoods and access the MLS service which provides up-to-date details on a wide variety of properties in the markets you’re exploring.
A Realtor can help you understand property financing, taxes, insurance and the steps you’ll have to take to complete a real estate transaction.
You can save substantial time by allowing the Realtor to “preview” properties that fit your budget and expectations. This way, you may only have to visit a handful of homes to make a wise and informed selection.
A Realtor will explain the various financing alternatives available and provide-up-to-date information on interest rates and mortgage options.
They will act as a mediator to off-set potential conflicts between you and a seller.
A Realtor will draw up an offer to purchase and assist with all details required to make a successful transaction, including when to bring in other professionals (lawyer, lender, home inspector, insurance broker and others).
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SELECTING AND WORKING WITH A REALTOR
Buying or selling a home in today’s market requires a lot of work and a lot of knowledge about sales and real estate. It’s one of the largest purchases or biggest business transactions many of us will ever make. It doesn’t pay to depend on blind luck.
Whether you are a buyer or a seller, there are distinct advantages to using a Realtor. A Realtor, is a licensed real estate professional who is a member of a local real estate board, as well as the Canadian Real Estate Association (CREA) and, in Ontario, the Ontario Real Estate Association (OREA).
This individual has the experience and qualifications needed to successfully conduct a purchase or sale. In Ontario, you can expect strict adherence to provincial law and a code of ethics. This ensures you receive the highest level of service, honesty and integrity.
If you are a Buyer
In today’s busy, complex world, purchasing a home can be a lot more time-consuming and complicated than other business transactions. First-time buyers, especially, quickly discover that there’s a lot more to buying real estate, than deciding what vacation to take or what car or suit to buy.
Using a Realtor from the start can provide you with the sound , effective advice and professional services you need to get the best deal possible. Once a Realtor has a clear understanding of what you want and what you can afford, their knowledge can save you a lot of time looking at homes that aren’t right for you.
A Realtor can pre-screen properties so that you should only have to visit a handful of homes to make an informed and wise selection.
Much of the early search with a Realtor can be done through the Multiple Listing Service (MLS) and preliminary discussions. As you visit and react to each home you see, the realtor will have an increasingly better idea of what you want and don’t want.
A Realtor will also be able to advise you on the various options available for financing a home and tell you when to bring in other experts such as a lender, home inspector, lawyer and insurance agent.
If you are a Seller
Sometimes a seller will be tempted to sell their home on their own, believing it will save them the cost of the real estate commission. But, selling a home is a very complex procedures, involving large sums of money, stringent legal requirements and the real potential for very costly mistakes.
Just as most of us lack the knowledge to do a major repair on the family car, most sellers lack the depth of knowledge, experience and amount of time needed to sell a home on our own. A Realtor not only has the qualifications and expertise, but is committed to spending the time it takes to get the best deal possible.
Selecting a Realtor
Before you make a Realtor part of your team, it pays to shop around and sharpen up those interviewing skills. The realtor you select should be someone who knows the neighborhood you live in or want to live in; who can provide you with sound, effective advice; and who has broad and current knowledge of today’s real estate market.
Begin by identifying several candidates and interviewing at least two or three before making a final decision. If you were pleased with the services provided by the Realtor who helped you make a previous sale or purchase, he or she may be your best choice.
Jot down the names and telephone numbers printed on “For Sale” signs you notice around the neighbourhood, in local real estate ads or publications. Also, ask friends, family and business associates to recommend some names.
Interviewing Realtors
The realtor you select should be someone who shows genuine interest, knows the current real estate market and has a good track record in the sale and purchase of properties you’re interested in. This individual should make you feel comfortable and that they have your best interest in mind.
Be sure to get a resume and references and to ask questions such as:
How long have you and the firm been in business? How many homes have you sold in the last six months? How close were the sale prices to the asking prices? What price range of homes do you generally handle?
Do you provide multiple listing of your property through the Multiple Listing Service (MLS)? (This service provides access to a much broader base of potential buyers.)
If selling: How will you market my property? Will the marketing plan include an open house for other Realtors and regular open houses for prospective buyers, advertising and flyers? How did you establish the suggested selling price for this home? Was my home compared to those sold recently in the neighborhood and to those currently on sale? What tips and hints can you offer to make my home show better.
What will using your service cost me?
If the Realtor looks enthusiastic about selling your home or helping you buy one, and appears confident in their ability, consider hiring them. But first check their references or talk to people who have recently sold or purchased property through them. Most people who have had a positive experience will be quick to express it.
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THE "WHYS" AND "WHENS" OF SELLING YOUR HOME
Homeowners face a double quandary when faced with the prospect of selling their homes: how does one make sure the decision to sell is the right one; and once the choice is made, when is the right time to sell?
Traditionally, there have been four major reasons why and when people sell their homes: financial and market conditions, employment changes, family matters and lifestyle changes. In today's economy, one additional issue has emerged which has great bearing: low interest rates.
All these will not only affect your fundamental decision to sell, but will greatly impact your options regarding when to sell.
Financial and market conditions
Almost every aspect of real estate involves market conditions and financial issues--for the seller they are of the utmost importance. After all, it's the seller who is putting property, equity and sometimes, years of hard work on the line.
With so much at stake, it's imperative that sellers contact a real estate professional. Only Realtors have the hands-on experience and intimate knowledge of the real estate industry needed to get the best possible price for your property.
We've all heard of "buyer's" and "seller's" markets. These terms refer to the proportion of people wanting to buy versus the number of homes on the market. If the number of homes for sale outstrips potential buyers, then it's a buyer's market. If there are not enough homes to satisfy demand, then it's a seller's market.
If you're selling for financial gain, you'll obviously want to do so in a seller's market. But, if you plan to purchase another home after sale, there isn't as big a difference as you would first think.
In a seller's market, you may sell your home more quickly and for a better price, but you'll be facing the opposite challenges when purchasing. In a buyer's market, you may have to wait longer to get a fair price, but you'll have more selection and pricing options when looking for your new property.
Right now, interest rates are near their lowest in decades. This has lead to unprecedented opportunities for those wishing to buy. Often, mortgage payments will be less than rent on an apartment or townhome. Therefore, a large number of consumers are considering ownership, many for the first time. For sellers, this holds the potential for a huge boom.
"Seasonality" is a term that Realtors use to gauge when home sales are expected to climb. Although this is only one factor to be considered when selling, in Ontario, springtime tends to be a time of higher activity. Buyers with children especially prefer to look in the spring in order to settle in a new home before school begins in the fall.
Employment Changes
Employment changes can affect a decision to sell. There's the obvious matter of relocation if a new job or promotion takes you to a different city. In this case, selling most often becomes a necessity unless the homeowner wishes to retain a property for investment or other purposes.
Moving to a smaller urban centre may also allow you to purchase either a similar home for less money or a bigger one for the same outlay. Even if a new job does not require you to move a great distance, you should use the opportunity to assess your home ownership needs and move up if you can.
The reality is that with interest rates as attractive as they are, it's more possible than ever to make a major move without lowering your family's standard of living.
Family Issues
The family issue homeowners cite more than any other when deciding to sell is children. Most often, people want a bigger home to accommodate a newborn, or may find their family has simply outgrown the home.
If this is the case, you're in a perfect position relative to today's marketplace. First and foremost, you can afford to put in enough time to sell at the right price and then find a home that suits your requirements. Contacting your Realtor well in advance of the date you wish to move will virtually guarantee you'll find a good home at a good price.
Lifestyle Changes
The two most common lifestyle changes that motivate sellers are retirement. For those planning to retire, truly enjoying your latter years may involve a "cashing in" of assets. Again, it's a wise to look far enough ahead in order to use the market to your advantage and sell at a good price.
Changes in lifestyle can include things such as buying a condominium to ease the workload involved with maintenance and upkeep; city dwellers who want to live in a more rural environment, or even those who want to set up a home business.
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HOW TO PREPARE FOR AN OPEN HOUSE
Getting the maximum exposure possible is a key part of any home sale. That’s why it pays to sell your home with the help of a Realtor through the Multiple Listing Service (MLS). MLS provides details of your home to all real estate professionals in the area and markets the property to a broad range of potential buyers.
To further maximize exposure, your Realtor may recommend you hold one or two types of open houses as soon as the property goes on the market. The first will be an open house for Realtors only. If your home is attractive and well-priced, many of the Realtors at the open house will make arrangements to bring clients to see your home immediately.
Your Realtor may also recommend one or more open houses for the general public. Although this type of open house tends to attract a lot of "browsers," if your home is clean, attractive, well-priced and in good repair, it could turn a "browser" into a buyer. Some purchasers want to get the "feel" of several neighborhoods before they begin working with a Realtor. Open houses will attract these potential buyers.
Most open houses for the public are held on a weekend afternoon when potential buyers often have more time to drive through neighborhoods. You will have to work out dates with your Realtor that fit your schedule. If you have pets, the Realtor may suggest you remove them from the home during the open house, since their presence could be distracting.
Your Realtor will likely recommend you and your family be away from the home during the open house as well. If you remain home, prospective buyers may feel compelled to rush their visit to avoid disturbing you. You want them to feel relaxed and to take the time to really see the features of your property.
Potential buyers may also feel uncomfortable commenting on your home in your presence. This hampers your Realtor’s ability to sell the home since buyer feedback is essential in making any deal.
Your Realtor will suggest ways to prepare your home for an open house to make it a secure, enjoyable experience for everyone. Do ensure that the Realtor asks for the name, address and telephone number of everyone who attends. Your Realtor should also try to walk through the home with each visitor.
Here are some general tips to help you prepare for the big day:
Attend to any potential hazards — electrical wires crossing open areas, sharp table or counter top corners, slippery stairs and walkways, fragile items that can be easily damaged.
Lock away or remove valuables such as jewelry, cameras, compact discs, coins and currency.
Avoid cooking food with strong odors such as fish. The scent of fresh-brewed coffee, home-made bread and cookies can be very welcoming.
In poor weather, provide a place for overshoes, boots, umbrellas and coats.
A warm fire on a cold day will make your home feel inviting and cozy. But be sure your Realtor is prepared to look after the fireplace while you’re not home.
A tiny hand-print on a wall or the slightest door squeak can be quite distracting to some potential buyers. Use this handy check list to assess what needs to be cleaned, repaired or changed before opening your home to potential buyers:
Kitchen and bathrooms
Clean all surfaces, including floors.
Organize countertops.
Ensure all sinks and faucets work properly.
Other rooms
Vacuum and dust all areas thoroughly.
Collect and remove all clutter, including excess furniture.
Neatly store books, toys and clothes in closets and on shelves.
Clean all mirrors.
Open drapes and pull up blinds on windows.
Floor coverings (Includes carpeting, tile, linoleum, hardwood, etc.
Remove all dirt and stains.
Repair any damaged areas.
If there is hardwood under old carpeting, remove the carpeting and restore the hardwood--a much desired feature in homes today.
Walls, ceilings, baseboards
Clean any fingerprints or stains.
Repair any holes, cracks, chipped paint, ripped wallpaper, water damage.
If necessary, repaint in neutral or complimentary colors.
Doors
Fix squeaks and any other problems.
Ensure the handles secure and work properly.
Clean any stains.
Windows
Clean and repair any cracks.
Ensure they open easily.
Lighting
Check to see there is sufficient light.
Attend to any broken switches, exposed wiring.
Pet areas
These should be clean, organized and odor free.
Outside the home
Ensure all gates open easily.
Clean all exterior surfaces, including decks, pools, walkways and driveways and make them tidy.
Depending on the time of year, lawns should be mowed, walkways and driveway cleared of snow, leaves removed, trees pruned, gardens weeded, hedges trimmed.
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HOMEOWNER'S PRIMER: Do You Know the Basics?
New homeowners often find there's more to keeping up a house than cutting the grass and clearing snow from the driveway.
Tools
To start with, a new homeowner needs to have on hand a 'basic tool kit'. A number of basic tools are a must: a metal hammer, screwdrivers with a variety of heads, a small saw, electric drill, adjustable wrench, pliers and measuring stick. Sandpaper and an assortment of screws and nails are also very handy. These tools will help with simple repairs such as securing loose tiles, adjusting a door, installing a lock, etc.
Meters
Once you're equipped to perform the most basic repairs, take a look around. Do you know where your gas/electricity and water meter are located? Usually these are found outside the home by a side or back wall. This makes it easy for the meter reader who can take the readings without bothering you. Sometimes these meters, especially the water meters in older homes, are located indoors -- usually in the basement.
As new homeowners, it's a good idea to check your meters on a weekly or monthly basis. This will help you gain an understanding of seasonal increases and decreases in consumption and enable you to take measures to become more energy/water efficient.
Plumbing
Another area where a little knowledge can go a long way is in the plumbing system. House plumbing is divided into two separate parts. One is the fresh-water system that provides cold and hot water from the various fixtures throughout the house; the other is the drainage system that carries waste out of the house.
The fresh-water system can be completely shut down by closing the main valve, which is usually located in the basement near where the underground water line enters the house. Most lines that branch out from the main line also have individual shut-off valves so water can be turned off to one area without disturbing the flow in another. Most plumbing jobs require at least the partial shut-off of your home's water supply.
Meanwhile, the drainage system connects all the plumbing fixtures to a main sewer line that carries waste out of the house to a sewer or septic tank. The main sewer line extends above the roof of the house to allow gases to escape. The opening of this pipe, above the roof, is called a vent and must never be covered or allowed to become clogged with debris.
Electrical
Knowledge of your home's electrical system is also valuable in case you have to turn off all power in case of an emergency, such as a fire. You should know the location of the main electric switch in the house and how to use it. You should also know the location of the fuse box or circuit breaker and how to reset a breaker or replace a fuse in case one blows.
The main switch, along with the circuit breaker panel or fuse box, are located near the electric meter at a point close to where the power lines come into the house. They may be in the basement, utility room, or even the kitchen. The older the home, the more likely it will have a fuse box instead of a circuit breaker panel. Always replace fuses with ones of the same capacity.
Heating
Another important aspect of your new home is its heating system. The more familiar you are with it, the less likely you might find yourself cold on a winter's day. Heating systems are usually fueled by oil, gas, electricity or wood.
Gas-fired and oil-fired heating systems have burners and should be inspected regularly, usually once a year before the start of the heating season. Gas burners have pilot lights. You should learn to re-light the pilot light on your gas burner in case it ever goes out. You should also know the location of the gas shut-off valve so you can turn off the gas in case the burner doesn't light or you smell gas escaping.
Heating systems operate in a variety of ways. The better you understand your system, the safer and more efficient you can make it.
Hazards
Fire in a home is a major hazard that all new homeowners should be aware of. Early detection is the key to protecting your family and keeping damage to a minimum. Ensure your home has smoke detectors installed in hallways and bedroom areas. Smoke detectors sound an alarm when smoke is in nearby air, even if there is no intense heat. Ideally, you should have a smoke alarm in each bedroom.
If you have a gas-fired heating system or a fireplace in your home, it's also a good idea to install carbon monoxide detectors in the bedroom areas. Carbon monoxide is a colorless, odorless, tasteless toxic gas that, at high levels, can cause flu-like symptoms and even death.
While carbon monoxide detectors are not a substitute for proper care and maintenance of your home, they provide a good second line of defense by sounding an alarm when carbon monoxide reaches an unsafe level.
When we purchase a home, most of us want to turn it into a safe and secure haven for our families. The more we know about the home we have purchased, the more efficient and effective we can be.
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GETTING YOUR HOME READY TO SELL
If you are planning to put your house on the market, you will want your property to look its best. By increasing the "show ability" of your home, you may increase its sale ability and profitability. Nothing attracts potential buyers to a house quite like spaciousness, good housekeeping and a home in good condition.
Conversely dirt, lack of light and space or a home that requires a lot of repairs can deter a prospect. There are many things you can do to enhance the sale ability of your house.
Your Homes Exterior
Concentrate on the exterior first. A fresh coat of paint will make the house cleaner looking. Before painting, scrape any blistered or peeling paint, repair gutters and down spouts and replace wood showing dry rot. If the entire house doesn't need a paint job, paint only the front shutters and windows.
Make sure the lawn is well manicured. For weeds and flower beds remove and replace dead plants and trees. Water the garden regularly during growing season. With desert landscaping, make sure that no underlying plastic is exposed, that rocks and sand are tidy and that weeds and grass are removed.
Check the patio and walkway for broken paving stones. Remove overflowing trash cans and children's toys from the driveway. See that the garage door opens freely and if you have an automatic door opener, make sure it is in good working order.
A nice display of outdoor furniture on a patio looks appealing. If necessary, borrow some furniture from a friend to enhance the "show ability" of your property. If you have a swimming pool, keep the water clean, hose dust and cobwebs from filtration equipment and store chemicals and tools neatly away.
Clean windows until they sparkle. For extra dirty windows, try vinegar or ammonia. Repair or replace torn or bent screens or any cracked or broken panes. Pay attention to foliage near a window. A window framed in ivy can give a warm, homey feeling but cut it back if the foliage is restricting the light coming into the room.
Paint the front door if needed. You may wish to use a colour different from that of your house so that the entrance stands out. All doors with holes should be repaired. One method of repair short of replacement is to cover a hole with a mirror or piece of paneling. Check to see that all doors open and close freely including closet doors and patio or sliding glass doors.
Inside Your Home
With just a few minor repairs and decorative ideas you can spruce up the interior of a home. A cluttered look in the living room implies lack of organization. Too much furniture or too much stuff can prevent a prospect from appreciating the room's true features. The least expensive way to improve "show ability" of your home is to open up as much space as possible. Overstuffed rooms and closets give the impression of being smaller that they really are.
Open up storage areas by getting rid of items you're not using. With counters and cabinets, overcrowding gives the impression of inadequate space in the bathroom and kitchen.
As with exterior painting, nothing freshens up a room like a new coat of paint. Patch all major holes in wallboard and plaster before you paint. Patch all major holes in wallboard and plaster before you paint. Outlandish colours may overwhelm a prospect.
White, beige, cream and bone are safe, conventional colours. Pastels also coordinate easily with most furniture. If you have a fireplace, make it the focal point of the room. Add a wood or marble mantel, or enclose the opening with a glass door.
Loose floor tiles should be cemented firmly in place: missing or damaged pieces of tile should be replaced. Don't forget to polish and wax your floors if needed. Steam cleaning is the best solution for soiled carpets; shampooing seldom does the job. If pet odors are present, clean the carpet some time before your home is placed on the market to be sure odors have been eliminated.
The atmosphere of a house should be airy and bright. Raise the blinds and pull back the drapes. If showing in the evening, leave on the porch light and any outdoor or garden lighting, plus room lighting.
Every light socket in and around the house should have a good bulb of adequate wattage. Repair or replace wall switches, outlets, and light fixtures that don't work. If you are not fully competent to handle these repairs, call in a professional electrician.
Fewer places in the home can get dirty as fast as the bathroom. Vanity, sink, faucet hardware and mirrors are the focal points. But don't forget to clean up soap residue in a shower, a moldy shower curtain, accumulated dirt in the track of a sliding shower door, stained toilet bowls and dirt on a battered bathmat. Badly chipped or irreversibly stained sinks and tubs should be re-enameled, patched or replaced.
Like bathrooms, kitchens are a constant battle to keep clean. Most buyers will inspect this area carefully so extra time invested here is well spent. Clean the stove inside and out, replace badly stained or corroded reflector plates under the heating elements on the electric range tops.
Try to eliminate all potential sources of bad odors. Flowers add colour and a pleasing scent to a room. Replace all used towels with fresh ones before a showing. When the house is being shown, keep dirty laundry in the utility room, garage or storage area; this applies especially to a diaper pail. As a first step, move the cat's litter box out of the house. You may want to remove your pets entirely when showing your home. Some people are allergic to animals and nobody likes muddy paw prints on a clean suit or dress. Dirty ashtrays are both unsightly and a source of objectionable odor to non-smokers. Keep them clean.
Finally, remember most people will not relax and inspect a house closely if the owners are present. So try to arrange to turn your house over to a real estate salesperson and be absent during the showing.
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ON THE MOVE
There's little doubt that Canadians are on the move. Whether moving from an apartment to a home, apartment to apartment or home to home, moving is no simple matter. With careful planning, however, your transition can be facilitated in an organized and efficient manner, allowing you the peace of mind you need to settle into your home. The following moving tips are provided by the Ontario Real Estate Association.
Planning should begin at least two months in advance. Confirm with your Realtor your closing date before scheduling your moving date. If you are renting, confirm your move-in date. Make a list of all records that must be transferred to a new location, such as children's school records, and financial and medical records.
Whether moving two blocks or 2,000 miles, decide what must go with you. This may be a good time for a serious cleaning of the closets or the basement where you've been storing your "valuables." It can be expensive and time consuming to move things you really don't need, or worse, to find that there's no place to put them in your new home.
If you are disposing of a large number of items, consider holding a garage or moving sale to offset some of your moving expenses. If you're donating items to charitable organizations, ask for a receipt for tax purposes.
New Address
Send change of address cards to magazine publishers and organizations who you are affiliated. Most magazines request 4 to 6 weeks notice. Provide change of address notice on credit card bills and leave forwarding instructions with the post office. Let your friends and neighbours know your new address. This also is a good time to request help you may need with packing and moving. If you are moving yourself, schedule a moving party providing pizza and beverages for anyone who can help.
Take inventory of borrowed or lent items. Return what is not yours and retrieve your items. Mailing that hedge trimmer across the miles to its owner will be expensive as well as a nightmare to package. Dispose of flammable liquids, such as gasoline or oil. Is there gasoline in your lawn mower?
Two weeks before you move, contact local utility companies to advise of a date to disconnect service. Arrange for utility service in your new home. Clear up outstanding accounts, particularly if you are leaving the area. Plan carefully for the transfer of checking and savings accounts. Open an account in advance in your new community so you have access to money, but make sure your old account stays open until all checks have cleared.
If you are driving any distance, service you car before you move. Car problems in an unfamiliar community can be troublesome. This is also a good time to make appointments with doctors and dentists arranging for a final check-up and discussion of potential problems of which to advise a new doctor.
Packing Up
Begin packing early, particularly those items seldom used. If you have a hired a moving company, request boxes and packing paper. A local grocery store is a good source for boxes and packing paper. Ask for boxes in advance. Smaller stores may receive shipments only once a week and will only give away boxes if you are there at a specified time to pick them up. Collect both large and small boxes, keeping in mind that filling a large box with books or records will make moving them difficult at best.
Have plenty of packing supplies handy. Save old newspapers for packing material. For delicate items, you may want to purchase special packing boxes to materials to ensure safe moving.
Be creative in your packing particularly with odd-sized or fragile items. For example, move mattresses with old sheets on them as a protection from dirt. An antique floor lamp rolled up in a rug, or a crystal decanter packed in the middle of bath towels adds increased protection.
Of course, creative packing can lead to confusion when unpacking. Make sure all boxes are clearly labeled with their contents. Mark boxes "fragile" which have breakable items. For those items too precious to risk damaging move by hand.
Make a list of items to pack separately; items needed on the road (maps, prescription medicines, toys for children); items needed to settle in (cleaning supplies, light bulbs, tools); and those items you will need within the first few days of arrival (food and utensils for the first meals). Pack a suitcase which you could live out of if it should become necessary. Keep important papers such as medical records and insurance policies in one place where they can be retrieved quickly if needed.
Moving Day
When the moving day has finally arrived, makes sure someone is home to meet the mover and point out items to be loaded onto the truck. If your are handling your own move, organize loading to maximize space in the truck and to ensure that the heavy box of books does not get loaded on top of the china box.
Before leaving, make a final check of all rooms, closet shelves and other spots where items may have been overlooked. Have an empty box handy for those "found items," or items which didn't seem to fit in anywhere else. Turn off all lights and close and lock all windows and doors. Leave your keys with the Realtor, Landlord or new owner.
Make sure you are there to meet the movers to avoid possible additional charges. During warm weather, have cold beverages available for movers--professionals or volunteers. Finally, don't try to unpack everything at once. Unpacking carefully and in an organized manner, keeping in mind which boxes can be stored as they are, will save time in the long run.
The Ontario Real Estate Association suggests that by following these tips, your move into a new home or apartment will be a smooth and enjoyable experience.
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WORKING WITH A REALTOR - The Agency Relationship
In Real Estate, there are different possible forms of Agency Relationship:
1. Seller’s Agent
When a Real Estate company is a “Seller’s Agent”, it must do what is best for the Seller of the property.
A written contract, called a Listing Agreement, establishes Seller Agency. It also explains services the company will provide, establishes a fee arrangement for the REALTOR’s services and specifies what obligations a Seller may have.
A Seller’s Agent must tell the Seller anything known about the Buyer. For instance, if a Seller’s Agent knows a Buyer is willing to offer more for a property, that information must be shared with the Seller.
Confidences a Seller shares with a Seller’s Agent must be kept confidential from potential Buyers and others.
Although confidential information about the Seller cannot be discussed, a Buyer working with a Seller’s Agent can expect fair and honest service from the Seller’s Agent and disclosure of pertinent information about the property.
2. Buyer’s Agent
A Real Estate company acting as a “Buyer’s Agent” must do what is best for the Buyer.
A written contact, called a Buyer Agency Agreement, establishes Buyer Agency. It also explains the services the company will provide, establishes a fee arrangement for the REALTOR’s services and specifies what obligations a Buyer may have.
Typically, Buyers will be obligated to work exclusively with that company for a period of time.
Confidences a Buyer shares with the Buyer’s Agent must be kept confidential.
Although, confidential information about the Buyer cannot be disclosed, a Seller working with a Buyer’s Agent can expect to be treated fairly and honestly.
3. Dual Agent
Occasionally a Real Estate company will be the Agent for both the Buyer and the Seller. The Buyer and Seller must consent to this arrangement in their listing and Buyer Agency agreements. Under this “Dual Agency” arrangement, the company must do what is best for both the Buyer and the Seller.
Since the companies loyalty is divided between the Buyer and the Seller who have conflicting interests, it is absolutely essential that a Dual Agency relationship be established in written agency agreement. This agreement specifically describes the rights and duties of everyone involved and any limitations to those rights and duties.
Who’s working for you?
It is important that you understand who the REALTOR is working for. For example, both the Seller and the Buyer may have their own Agent which means they each have a REALTOR who is working for them.
Or, some Buyer’s choose to contact the Seller’s Agent directly. Under this arrangement the REALTOR is working for the Seller, and must do what is best for the Seller, but may provide many valuable services to the Buyer.
A REALTOR working with a Buyer may even be a “Sub-Agent” of the Seller. Under Sub-Agency, both the Listing Agent and the Co-operating Agent must do what is best for the Seller even though the Sub-Agent may provide many valuable services to the Buyer.
If the Seller and the Buyer have the same Agent, this is Dual Agency and the REALTOR is working for both the Seller and the Buyer.
Code of Ethics
REALTORS believe it is important that people they work with understand their agency relationship. That’s why Agency Disclosure is included in a self imposed Code of Ethics which is administered by the Real Estate Council of Ontario. The Code requires REALTORS to disclose in writing the nature of the services they are providing, and encourages REALTORS to obtain written acknowledgement of that disclosure. The Code also requires REALTORS to enter into a written Agency Agreement with any Seller’s or Buyer’s they are representing.
Honesty and Integrity
Most Real Estate professionals in our province are members of the Ontario Real Estate Association (OREA) and only members of OREA may call themselves REALTORS.
When you work with a REALTOR, you can expect not only strict adherence to provincial laws, but also adherence to a Code of Ethics. And that Code is very important to you because it assures you will receive the highest level of service, honesty and integrity.
Highest Professional Standards
Before receiving a Real Estate license, candidates must successfully complete an extensive course of study developed by OREA on behalf of the Real Estate Council of Ontario. That is only the beginning: in the first two years of practise, licensees are required to successfully complete three additional courses as part of their articling with an experienced Broker. In addition, all licensees must continue to attend courses throughout their careers in order to maintain their license.
Want More Information?
Visit www.orea.com
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