'Real Estate Rob' Burland

The best of both worlds. Year round 3 bedroom bungalow nestled in a quiet neighborhood within walking distance to the beach and close to shopping, dining and the highway for a quick exit. This truly is a wonderful location. You will love the open concept lliving space with vaulted ceilings and warm finishes, well designed kitchen with loads of cupboard and counter space. Relax on the front deck and enjoy the fenced back yard, complete with interlocking patio, bunkie for those extra visitors, and a fire pit to share a story or two.

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Selling a house in an extremely competitive market is possible, especially if a seller is prepared to take action to help facilitate attracting a buyer.  In a housing market where ‘for sale’ signs are springing up like mushrooms after a downpour, it’s not enough to hire a realtor who only puts a sign in the yard, enters the information about the home on the local multiple listing service (MLS), and waits for a potential buyer to find the home.

In a buyer’s market, it is imperative that sellers be more cognizant of the choices and actions they take prior to putting the home on the market.  In some instances, It may even be wiser to keep the home off the market until they are fully prepared to offer it for sale.  Potential buyers may not reappear to see your freshly painted entry.  How should you prepare yourself for this competitive market?  Here is a brief rundown of a must-do list to get your house noticed and sold:

The Right Agent

Rushing into choosing a realtor could be your first mistake in a competitive market. You must begin by interviewing several agents in order to choose the best realtor available for your individual circumstance, especially in such a competitive housing market.  Begin by asking some standard questions to find out what marketing plans are offered, what internet presence can be expected, a list of past clients as references, and what type of administrative and communication systems are in place.

The realtor who understands the market, who is not interested in appeasing your over-priced value on your house, and who can explain what it means to sell a house in a buyer’s market is the agent for you. Choose the agent that gives you the straight talk while keeping a good rapport with you, and you will have a successful relationship and sale.

Repairs

It’s time to prepare the home for sale.  Aggressive sellers will hire a home inspection company to conduct what is termed a “pre-inspection” of the house.  This pre-inspection will identify potential defects in the home that will eventually show up through a buyer’s inspection, possibly terminating any offers on the table.

By discovering defects and making the corrections well before a buyer has an opportunity to back out, the home will get a second and third showing, resulting in more offers.  When a pre-inspection is conducted, it is best to inform potential buyers of it by leaving a copy of the inspection report at the home as well as have it posted on the multiple listing service.  Don’t forget to do those little repairs, too.  It’s not just about whether the furnace works; buyers notice things like broken light switches and squeaky doors.  It may seem trivial, but each one starts a fingernails-on-the-blackboard response in a buyer which can result in losing a follow-up showing.

Curb Appeal

In addition to making repairs to the actual home, taking a look at the landscaping and entry is another key to selling a home in a buyer’s market.  Landscaping and your front door has a tremendous impact on the first impression a buyer will get when they first see the home.  You may be thinking that buyers are fickle, and they may very well be.  But, regardless of whether you think something like a few flowers and a fresh coat of paint is trivial, your buyer may not.  Having a potential buyer come back for a second look because they felt welcomed by the first impression they got at your front step can make the difference between selling and sold.

Photos of your home will be posted on the internet, printed on flyers, and used in other publications if you have an aggressive agent.  Simple things like potted plants, trimmed shrubbery, and neat entries make a difference.  Photographs aren’t very forgiving.  You can’t make up for that peeling paint or pile of dead leaves with a clever description of your home or even cinnamon rolls baking in the oven.  Pictures are not forgiving, so be sure your landscaping and entry are meticulous, even if you have to postpone your listing until you get it done.

Staging

Take a look at your home from a buyer’s perspective.  I know this is hard to do because you have an emotional attachment to your home.  But, consider coming into your home for the first time as a new owner.  You may have furniture that perfectly matches your purple walls, but not everyone does.  You may have the perfect kids’ rooms for your toddlers, but not everyone has toddlers.  Invest in neutral tone paint and cover up all those lovely colors.  You also need to take a look at replacing carpeting, putting away all your knick-knacks, rearranging your furniture, and even storing most of your items to clear the way for a buyer’s imagination.

Many sellers benefit from hiring a home staging professional.  These experts are trained to see the potential, and for understanding how difficult it is to de-personalize your home while it’s on the market.  A home staging expert is trained to see homes through the buyer’s eye and will present the home so that the buyer actually looks at the qualities and features of the home, rather than be distracted by the stuff the owner either loves or has become immune to.

When selling a home in a buyer’s market that is saturated with a large inventory of homes for sale, it is imperative sellers take proactive steps prior to putting a for sale sign in the yard.  Interview and hire the best realtor, review and repair any defects of the home, and properly stage the home so you will maximize the interest each time you show your home.

Selling a house in an extremely competitive market is possible, especially if a seller is prepared to take action to help facilitate attracting a buyer.  In a housing market where ‘for sale’ signs are springing up like mushrooms after a downpour, it’s not enough to hire a realtor who only puts a sign in the yard, enters the information about the home on the local multiple listing service (MLS), and waits for a potential buyer to find the home.

In a buyer’s market, it is imperative that sellers be more cognizant of the choices and actions they take prior to putting the home on the market.  In some instances, It may even be wiser to keep the home off the market until they are fully prepared to offer it for sale.  Potential buyers may not reappear to see your freshly painted entry.  How should you prepare yourself for this competitive market?  Here is a brief rundown of a must-do list to get your house noticed and sold:

The Right Agent

Rushing into choosing a realtor could be your first mistake in a competitive market. You must begin by interviewing several agents in order to choose the best realtor available for your individual circumstance, especially in such a competitive housing market.  Begin by asking some standard questions to find out what marketing plans are offered, what internet presence can be expected, a list of past clients as references, and what type of administrative and communication systems are in place.

The realtor who understands the market, who is not interested in appeasing your over-priced value on your house, and who can explain what it means to sell a house in a buyer’s market is the agent for you. Choose the agent that gives you the straight talk while keeping a good rapport with you, and you will have a successful relationship and sale.

Repairs

It’s time to prepare the home for sale.  Aggressive sellers will hire a home inspection company to conduct what is termed a “pre-inspection” of the house.  This pre-inspection will identify potential defects in the home that will eventually show up through a buyer’s inspection, possibly terminating any offers on the table.

By discovering defects and making the corrections well before a buyer has an opportunity to back out, the home will get a second and third showing, resulting in more offers.  When a pre-inspection is conducted, it is best to inform potential buyers of it by leaving a copy of the inspection report at the home as well as have it posted on the multiple listing service.  Don’t forget to do those little repairs, too.  It’s not just about whether the furnace works; buyers notice things like broken light switches and squeaky doors.  It may seem trivial, but each one starts a fingernails-on-the-blackboard response in a buyer which can result in losing a follow-up showing.

Curb Appeal

In addition to making repairs to the actual home, taking a look at the landscaping and entry is another key to selling a home in a buyer’s market.  Landscaping and your front door has a tremendous impact on the first impression a buyer will get when they first see the home.  You may be thinking that buyers are fickle, and they may very well be.  But, regardless of whether you think something like a few flowers and a fresh coat of paint is trivial, your buyer may not.  Having a potential buyer come back for a second look because they felt welcomed by the first impression they got at your front step can make the difference between selling and sold.

Photos of your home will be posted on the internet, printed on flyers, and used in other publications if you have an aggressive agent.  Simple things like potted plants, trimmed shrubbery, and neat entries make a difference.  Photographs aren’t very forgiving.  You can’t make up for that peeling paint or pile of dead leaves with a clever description of your home or even cinnamon rolls baking in the oven.  Pictures are not forgiving, so be sure your landscaping and entry are meticulous, even if you have to postpone your listing until you get it done.

Staging

Take a look at your home from a buyer’s perspective.  I know this is hard to do because you have an emotional attachment to your home.  But, consider coming into your home for the first time as a new owner.  You may have furniture that perfectly matches your purple walls, but not everyone does.  You may have the perfect kids’ rooms for your toddlers, but not everyone has toddlers.  Invest in neutral tone paint and cover up all those lovely colors.  You also need to take a look at replacing carpeting, putting away all your knick-knacks, rearranging your furniture, and even storing most of your items to clear the way for a buyer’s imagination.

Many sellers benefit from hiring a home staging professional.  These experts are trained to see the potential, and for understanding how difficult it is to de-personalize your home while it’s on the market.  A home staging expert is trained to see homes through the buyer’s eye and will present the home so that the buyer actually looks at the qualities and features of the home, rather than be distracted by the stuff the owner either loves or has become immune to.

When selling a home in a buyer’s market that is saturated with a large inventory of homes for sale, it is imperative sellers take proactive steps prior to putting a for sale sign in the yard.  Interview and hire the best realtor, review and repair any defects of the home, and properly stage the home so you will maximize the interest each time you show your home.

For most couples, buying a home is the most significant purchase they will ever make together.  While the prospect of owning a home is an exciting one, it can often seem overwhelming, especially for those who are new to the real estate process.   From selecting a neighbourhood to deciding how to use a spare room, navigating the world of homeownership together requires some extra work. However, couples will be thankful they put in the additional time and effort when the “sold” sign is posted on the home of both of their dreams.

For those couples looking to purchase a home, ‘Real Estate Rob’ Burland and Coldwell Banker offers seven simple tips for ‘His and Hers’ homebuying that will help to ensure a “harmonious house hunt” without rocking the relationship:

Get pre-approved for a mortgage. There are few things worse than finding the perfect home, only to find out that it costs more than you can afford. Before beginning the house hunt, Coldwell Banker recommends getting pre-approved for a loan. A pre-approval lets you know where you fall financially while informing the mortgage company that you’re ready to buy. Additionally, being pre-approved for a loan can help speed up the closing process once an offer has been accepted.

Set a budget. Beyond basic income and savings, there are a number of other financial elements to consider before setting a price range for the new home. Once a couple has decided on a location, they should consider its proximity to their family, jobs and children’s school and then gauge travel costs. The next step is to add up monthly bills, including the couple’s car payments, phone bills, insurance costs, groceries, and credit card payments. This total estimated cost of living should be factored into the couple’s overall budget.

Get on the same page. Whether it is a quiet neighbourhood or a two-car garage, everyone has their own “must haves” when it comes to the home of their dreams. For a couple looking for a home to share, it is important to discuss each of their essentials before beginning the search. Keep in mind that agreeing on all of the features of a future home will likely be impossible, so be prepared to compromise. Once the list of “must haves” is finalized, your Coldwell Banker real estate professional can help you determine if your expectations are realistic given the homes currently on the market.

Allocate additional funds. The down payment on a new home is just one of the significant financial aspects of a move.  Even after both people’s belongings are combined there will likely still be a need to purchase furniture and other items like a washer and dryer which will require additional budget. The last thing a couple will want to do is start out their life together with nothing in the bank!

Be patient. A recent Coldwell Banker survey found that women are likely to make up their minds faster than men. Almost 70 percent of women surveyed decided the day they walked into the house that it was right for them, while 32 percent of men needed two or more visits. It will likely take multiple trips to the home before both members of the couple decide it is “the one.” If a spouse needs more time, be patient and try not to pressure them.

Take inventory of everyone’s belongings. Before a couple moves into a new home together, each person should make a list of the furniture they plan to keep and compare it with their partner’s. There may not be a need (or a place) for three televisions and two kitchen tables in the new house. Consider selling unwanted pieces of furniture online, or holding a garage sale.  The money made is sure to be put to good use on purchases for the new home.

Sign a contract. For a couple who has yet to walk down the aisle, it is important to contact a real estate attorney before closing on a home. A contract should be drawn up outlining who is responsible for what expenses and how assets will be divided in the event of a split.

Want more tips on the home-buying process?  Contact ‘Real Estate Rob’ Burland, your local friendly Coldwell Banker professional. You’ll be glad you called me first!

Buying a home can be a very complex, and sometimes emotional experience.  Some buyers find themselves getting caught up in the emotional side, and let their heart take over their head.  Here are a few tips from Coldwell Banker on how would-be buyers can stay grounded and avoid some common pitfalls during the home buying process:

• DON’T fall in love with the first house or neighbourhood you see. That Victorian home with the white-picket fence may win your heart at first glance, but don’t fall in love too fast.  You need to keep an open mind to make sure you find the right fit for all your needs.  At the end of your search, it may turn out that the riverfront ranch that’s closer for your commute is a better bet all-around.

• DON’T buy beyond what you can afford. It’s easy to fall into that all-you-can-eat attitude, especially if this is your first home purchase.  You “want it all” when it comes to size, amenities, location, etc.  But remember that your eyes may have a larger appetite than your wallet.  Make sure that the down payment, closing costs, monthly expenses and taxes are truly within your income and savings range before you sign on the dotted line. Your Coldwell Banker sales representative can help you ‘crunch the numbers’ ahead of time, to help you determine what you can comfortably afford.

• DON’T treat your home the way you treat your stock portfolio. It’s unrealistic and unwise to expect your housing investment will always appreciate as quickly as high-risk stocks or bonds.  Buying for lifestyle reasons, as opposed to trying to turn a quick profit, will help ensure that you are viewing home purchasing and ownership in the right context.

• DON’T try to time the market. By the time most consumers sense a major real estate or financial market shift, the tables have typically already turned.  Instead of waiting for a slim and unreliable window of time – and potentially missing out on the perfect home – buyers should focus on their own lifestyles and buy when the time is truly right for them.

• DON’T jump into an overly tempting or confusing mortgage. When it comes to down payments and mortgages, if it sounds too good to be true, it probably is, especially if financing outside of major financial institutions.  Be sure to read carefully through every aspect of the proposed agreements to fully understand your end of the bargain.  Consider getting independent financial advice if you’re unsure of your options.  For instance, what seems like an attractive rate now may increase dramatically a few years down the road.

• DON’T underestimate the value of a trustworthy real estate agent’s on-the-ground expertise. While being a savvy buyer and doing one’s homework will help on the road to homeownership, a local expert with years of negotiating experience is invaluable when it comes to scouting out the perfect home – and closing the deal.

Want more tips on how to make a smart and savvy real estate purchase?  Contact ‘Real Estate Rob’ Burland, your friendly local Coldwell Banker real estate representative.

Selecting a real estate representative to assist in the largest financial transaction a person will likely ever make is a critical part of the home selling process. In a challenging economic environment where competition among real estate companies is on the rise, choosing the agent that’s right for you can be a confusing task.

Coldwell Banker® suggests home sellers start by interviewing several real estate agents to find someone with whom they “connect.”  However, chemistry is not the only variable to consider. The length of time an agent has been in the business, his or her home sale success rate and knowledge of the local market can also play a significant role in the decision-making process.

To jump-start the conversation, Coldwell Banker suggests five essential questions home sellers should ask before selecting a real estate representative.

1.      How long have you been in the real estate business and what has your success rate been in terms of home sales over the past 12 months? The length of time a real estate representative has been in the business and their home sale success rate demonstrates their knowledge and expertise in the industry. Ideally, a home seller will want to work with an agent who has a high percentage of completed transactions within your home’s price range.

2.      What was the average amount of time it took to sell those listings? Comparing marketing times between the agents you are interviewing will provide you with an indication of how well that agent markets homes.

3.      What was your list-price to sale-price ratio? Significant differences between original listing prices and ultimate sale prices can be an indication that the list prices quoted at the outset were unrealistic.

4.     What is your online marketing plan to sell my property? In Canada, the vast majority of home buyers begin their home search on the Internet. Therefore, the real estate representative you select should have a strong online marketing presence as well as be visible through social media outlets in order to reach the widest possible audience.

5.      Do you have references you can share from past clients? References allow you to gain additional insight into the day-to-day workings with the real estate agent. Gathering reputable references will help ensure that you select the best real estate representative for your needs.

Want to know what your home might be worth in over 30 communities across Canada?  Or what a comparable home would be listed for in over 320 North American markets? Now you can find out with just the click of a mouse, and a new online pricing tool from Coldwell Banker.  Through the comprehensive Home Listing Report (HLR) section on http://hlr.coldwellbanker.com, consumers can now research home listing values in over 320 markets in Canada and the U.S. to gather preliminary intelligence about the affordability of homes from one market to another.

The HLR is a great way for people who are curious about home listing prices to get a glimpse of various markets.  By reviewing the report data, Canadian consumers can truly recognize the local nature of real estate.  The HLR tool lets consumer compare pricing from Burnaby to Burlington and Huntsville, Alabama to Huntsville, Ontario.

Canadians thinking of buying property in the U.S. will be pleased to find a large number of markets where homeownership is at very affordable levels.  You’ll find eight U.S. markets where four-bedroom home prices are hovering around $100,000…or less!   In total, there are 85 U.S. markets in the HLR with average reported listing prices less than $200,000 US for a four-bedroom, two-bathroom home.   There are 183 U.S. markets where the average list price for the ‘aspirational’ home studied is less than $300,000 US.  These markets include many ‘sunshine state’ destinations sought after by Canadian ‘snowbirds’.

Internationally, most Canadian home prices look like a relative bargain when compared against the Bahamas ($1 – $2 million), Dubai ($1.4 million), Rome ($1.3 million) and Shanghai ($1.5 million), all well above the million dollar mark.  However, Canadian price leader Vancouver did finish in the North American Top Ten, with $1,324,000 CDN ($1,289,179 U.S.) for a four-bedroom, two-bath ‘aspirational’ home.  Vancouver was the only Canadian city to make the North American top ten rankings.

For more details on the Home Listing Report (HLR), including complete pricing tables for Canada, the U.S. and International markets, please review the Canadian HLR news release on www.coldwellbanker.com

Want to know what’s happening on the Canadian real estate scene these days? The resale market consistently surged forward throughout the first half of 2010 in virtually every major market across the country with the exception of Windsor, which is still feeling the impacted of the recent auto industry woes.

In recent months, the record-breaking level of sales activity has begun to slow and level off.  However, it should be noted that a modest decline in sales activity is being weighed against record-breaking performances in the previous year.  The previous red-hot sellers market seen for the past few years is now moving into more balanced territory, as predicted in industry forecasts.  While the number of transactions is beginning to slow, housing prices have stayed stable, or even increased.

House prices have reached record or near-record levels in every province.  National listings inventory is tight, fueling the market, and adding further upward pressure on prices.  However, inventory is expected to gradually grow as sales slow, despite the fact that relatively new listings are currently coming up for sale.

Looking ahead, industry forecasts for 2011 are generally positive, calling for a leveling off of sales activity.  The days of double-digit price increases appear to be coming to an end for the near future, but moderate price increases are expected in many Canadian markets to the end of next year.

Of course, these are just national trends.  Sales activity and pricing can vary dramatically in different communities, neighbourhoods, and even on the same street.  If you want to know more about home sales, values and appreciation in your local real estate market, contact ‘Real Estate Rob’ Burland, your local Coldwell Banker® sales representative and get the inside scoop.

Mayor

Cal Patterson 3419
Steven Fishman 1597

Deputy Mayor

David Foster 3238
Sandy Smardenka 1714

Councillor

Nina Bifolchi 3088
Stan Wells 2923
Morley Bercovitch 2796
George Watson 2530
Ron Anderson 2191
Connie Gray 2054
Beverly Wood 1446
Darlene Watters 1347
Kelly Robertson 1184
Gary Cerantola 933
Sam Moncada 785
Tracy Rafter 642

Unofficial election results obtained from Simcoe.com

If you are contemplating some home improvements in the near future, you are well advised to check with the town office before you spend any time or money on the planned project. Failing to get the proper permits and/or inspections as required, could end up costing you much more in the long run.

The finishing or renovating of a basement is a common improvement undertaken by many homeowners in our area. After all, most new homes do not include a finished basement, unless you have negotiated and specified such with the builder at the time of purchase and construction. These projects often involve the addition of electrical, plumbing, drywall and other features such as, a gas fireplace or wood stove, which may call for inspections at different stages of completion. In many cases, you will also require a final inspection and occupation permit when the job is done.

Safety aside, when you buy your next home, wouldn’t you feel more comfortable knowing the improvements were done to code and have been inspected by the appropriate experts, and not done in a hap-hazard manner by someone flying by the seat of their pants?

The potential cost of not getting your permits and inspections could present itself at any time, and you could be forced to disassemble the project for inspections or, in some cases, remove the improvement completely. Even if the renovation goes unnoticed by the town, the lack of permits and inspections could return to haunt you later when you try and sell your home. Often you will be asked for proof of the required building permits, occupancy permits, and inspection documents as a condition of sale.

Fences, decks, asphalt driveways, pools and other improvements also require permits and blessings of the town before you proceed.

Check out the article from the Globe and Mail on this subject:

http://www.theglobeandmail.com/globe-investor/personal-finance/home-cents/renovating-without-a-permit-a-costly-mistake/article1711957/

Here are some helpful links and numbers:

Wasaga Beach Planning Department: (705) 429-3847 planning@wasagabeach.com

Wasaga Beach Building Department: (705) 429-1120 building@wasagabeach.com