Articles related to buying or selling your home

National Snapshot: How's the Real Estate Market

 Saturday, September 14, 2019     Marion Goard     Real Estate Market Buying and Selling

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The Canadian real estate market is heating up again!

After a cool-down in 2018, economists predicted a modest rebound this year. However, the housing market has exceeded expectations with total national sales volume on the rise since March. July sales were up 3.5% from the previous month and 12.6% higher than last year.1

So what triggered this faster-than-expected turnaround and renewed market activity? And is it sustainable?  

To answer these questions, we take a closer look at some of the key indicators and explore what they mean for buyers, sellers, and homeowners.


The scenario varies by market, but nationally, home values are on the rise. According to the Canadian Real Estate Association (CREA), the average sales price in July was up 3.9% from the same month last year. And CREA’s Aggregate Composite MLS Home Price Index—which can more accurately track pricing trends across comparable homes—shows a slow but steady climb since January.1

Toronto-Dominion Bank Economist James Marple attributes the increase in housing prices and sales activity to positive economic fundamentals. “As they have in the past, strong population growth, solid job growth and lower mortgage rates appear to be doing the job of supporting Canadian housing demand.”2

“The immediate downside risk to home prices have diminished considerably,” Marple added. “While affordability will remain a constraint in major high-priced markets, prices appear more likely to increase than decrease over the next year.”2

What does it mean for you? Those who were concerned about a market crash should take comfort in these latest numbers, which indicate that the cooling effects of the stress test are diminishing. If you’ve been waiting on the sidelines to buy, don’t let fear hold you in limbo. The market is cyclical, and home prices will continue to fluctuate. But over the long term, real estate has consistently proven to be a good investment.


Historically, Canadians have had to pay a premium for a fixed-rate mortgage. Those who wanted to lock in a set payment for five years were charged a higher rate of interest. But a slide in the international bond market has made it cheaper for mortgage lenders to offer fixed-rate mortgages than variable ones.3

In fact, rates on standard five-year fixed-rate mortgages are at their lowest level in two years. Meanwhile, in July, the Bank of Canada dropped its five-year benchmark rate for the first time since September 2016. The rate, which is used in the bank’s mandated mortgage stress test, was dropped from 5.39% to 5.19%, making it easier for borrowers to qualify for a mortgage.4 

These lower rates have given a boost to buyers and the market in general. “We’ve now had a reawakening of sales for several months,” said Avery Shenfeld, chief economist at CIBC Capital Markets in Toronto. “In addition, mortgage rates have been edging lower so the combination of the two is making for an active market.”5

What does it mean for you?

If you’re looking to buy a home, now is a great time to lock in a low fixed-rate mortgage. Not only will you save money, it will also guarantee you a predictable monthly payment (and peace of mind) over the next several years.


Across the country, new home starts are on the rise. The uptick in construction is being led by Montreal and Vancouver, while Toronto—which tops the continent in number of active cranes—is beginning to see a decline in starts.6

July construction levels were 10% higher than the previous year and 17% higher than the median rate of growth over the last 10 years.6

Meanwhile, the number of new real estate listings in July declined slightly by .4%.5The Royal Bank of Canada predicts this will help balance the incoming pipeline of new construction. “Elevated levels of apartment construction in Vancouver, Toronto and Montreal raise some longer-term absorption issues. There’s little risk near term as unsold inventories are low at the present time.”7 

What does it mean for you?

If you’ve had trouble finding the right property in the past, you may want to take a look at new options hitting the market. And if you’re planning to sell your current home, now may be a good time to list. Competition from new construction is likely to increase over the next few years.


According to the National Bank of Canada, housing is finally becoming more affordable. In fact, during the second quarter of this year, the cost of owning a home, relative to income, fell to its lowest level in a decade.8

An increase in wages, combined with falling mortgage rates, is helping to bring the relative cost of homeownership down. The average percentage of household income that went toward a mortgage payment fell from 48.7% to 45.1% in the 11 major cities included in the report.Of course, it’s still significantly higher than the 30% benchmark that is generally considered optimal.

So, while many Canadian markets may be a long way from being considered “affordable,” the trend seems to be moving in the right direction.

What does it mean for you?

If you’ve previously been unable to afford or qualify for a mortgage, it may be worth another try. A decline in mortgage rates, an increase in housing supply, and a lower stress test benchmark rate could help put your dreams of homeownership within reach.


While national real estate numbers can provide a “big picture” outlook, real estate is local. As a local market expert, I can guide you through the ins and outs of our market and the issues most likely to impact sales and home values in your particular neighbourhood.  

If you have specific questions or would like more information about how market changes could affect you, contact me to schedule a free consultation. I'm here to help you navigate this shifting real estate landscape.


  1. Canadian Real Estate Association -
  2. CBC -
  3. Global News -
  4. Global News -
  5. Global News -
  6. Better Dwelling -
  7. Royal Bank of Canada -
  8. Huffington Post -

5 Step Strategy for Downsizing Your Home

 Tuesday, August 27, 2019     Marion Goard     Financial Health House and Home Buying and Selling

In our “bigger is better” culture, there’s an expectation that each home should be larger and grander than the last. However, life changes like divorce, kids leaving for college, or even the simple act of growing older can prompt us to find a smaller home that better suits our shifting needs and lifestyle.

In fact, the advantages of downsizing are being increasingly recognized. A “tiny house movement” has gained passionate advocates who appreciate the benefits of living simply at any age and stage of life. Not only does a smaller home typically cost less, it also takes less time and effort to maintain.

Whatever your reasons are for downsizing, the process can seem overwhelming. Because of this, people tend to put it off and then find themselves in a crisis situation, necessitating a unplanned move.  To help take away some of the fear, I’ve outlined five steps to guide you on a downsizing journey. In the end, I hope you’ll find that it's not so scary after all and that less is more … more comfort, more security, and more time and energy to spend on the activities and the people that you love.  


  1. Determine Your Goals and Limitations

The first step is to figure out your goals for your new living environment. Do you want to live closer to family? Are you hoping to cut down on home maintenance? Are you looking for a community with certain amenities?

You should also consider any limitations that will impact the home you choose. For example, are stairs an issue? Do you need access to medical care? In the case of divorce, are there child-custody issues you need to take into account?

Estimate how long you plan to stay in your new home. Do you expect your needs to change during that time?

Make a “wish list” of features and prioritize them from most to least important. If you’d like any assistance with this process, give us a call! I’d be happy to sit down with you for a free consultation. I can also help you assess the value of your current home so you can set a realistic budget for your new one.

  1. Find the Perfect New Home

Once you’ve established your “wish list,” we can begin the search for your new home. As a local market expert, I know the ins and outs of all the top communities in our area. I can help you determine the neighborhood and type of home that will best fit your wants and needs.

From family neighborhoods to retirement communities, I serve clients in all stages of life. If you or a loved one are in need of extended support, I can also share my knowledge of the assisted living facilities in town and help you identify those that offer the optimal level of care. 

Are you planning to relocate out of town? Through my network of other Master Accredited Senior Agents I can refer you to a reliable, competent and trusted real estate professional in your target area who can help you with your search.

  1. Sell Your Current Home

If you’re ready to sell your current home, we’ll begin the process of preparing to list it as we search for your new one.  

I have a special interest in helping homeowners who are facing major life transitions, and offer a full-service real estate experience that aims to remove as much of the stress and hassle of selling your home as possible. I also understand that many of my clients choose to downsize for financial reasons, so I employ tactics and strategies to maximize the potential sales revenue of your home.

My approach focuses on optimum preparation, pricing, and promotion. As part of that plan, I invest in an aggressive marketing strategy that utilizes online and social media platforms to connect with consumers and offline channels to connect with local real estate agents. This ensures your property gets maximum exposure to prospective buyers.

  1. Sort and Pack Your Belongings

Even before you find your new home, you can begin preparing for your move. A smaller home means less space for your furniture and other possessions, so you will need to decide what to keep and what to sell or donate. Sorting through an entire house full of belongings will take time, so begin as early as possible.

Parting with personal possessions can be an extremely emotional process. Start with a small, unemotional space like a laundry or powder room and work your way up to larger rooms. Focus on eliminating duplicates and anything you don’t regularly use. If you have sentimental pieces, family heirlooms, or just useful items you no longer need, think about who in your life would benefit from having them. For large collections, consider keeping one or two favorite pieces and photographing the rest to put in an album.

Make sure the items you keep help you achieve the goals you outlined in Step 1. For example, if you want a home that’s easier to clean, cut down on knickknacks that require frequent dusting. If you’re moving to be closer to your grandchildren, choose the shatterproof plates over the antique china.

Allow yourself time to take breaks if you start to feel overwhelmed. If you’re helping a loved one with a move, try to be a patient listener if they want to stop and share stories about particular items or memories throughout the process. This can be therapeutic for them and an opportunity for you to learn family history that may otherwise have been forgotten.

  1. Get Help When You Need It

Moving is stressful in any situation. But if you’re downsizing due to health issues or a major life change, it can be an especially tough transition. Don’t be afraid to ask for help.

Seek out friends and family members who can assist with packing and de-cluttering. If that’s not an option, or if you need additional help, consider hiring a home organizer, full-service moving company, or even a senior move manager, which is a professional who assists older adults and their families with the physical and emotional aspects of relocation. Through my extensive network of exceptional specialists I'm confident we can find just the right support for you. 

If financial constraints are holding back, let me know. I can help you explore the possibility of tapping into the equity in your current home now. That way you can afford to get the assistance you need to make your transition as smooth as possible.


Later-in-life housing decisions really do deserve a customized transition plan, extra time, patience and highly specialized guidance. Working with someone like myself - a Master Accredited Senior Agent and Senior Real Estate Specialist - is your best route. Call or email me today at 905-330-5201 or to schedule a free, no-obligation consultation and receive your own tailor made transition plan!


Buyer Tips for Open Houses & Buying Success -- Benefits, Watch For, Ask About & Etiquette

 Tuesday, August 6, 2019     Marion Goard     Buying and Selling

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Thinking about buying a home? Wondering, “Should I buy a house now or wait?” One of the best ways to figure out if you’re ready to buy is to visit open houses to get a feel for what’s on the market, what you like, what you don’t, and what sort of house you can afford.

Open houses are also one of the best ways for you buyers as well as other REALTORS® to quickly learn a lot about a home. The listing agent is present to answer questions directly, which can save a lot of time.

In this article we’ll help you understand the most important types of things you should watch out and look for, things you need to ask about, as well as basic etiquette during an open house. Plus, we also give you lots of important tips to consider and assist you when choosing and working with a REALTOR®. 

Help Selecting the Right Agent to Help You Buy Better & Smarter

While chalked full of high-value detail and advice for touring open houses on your own, keep in mind that this article also provides you with robust support guide and checklist, to help you in both selecting and working with a REALTOR®, when you are ready to buy. 

When you’re going through all the details and suggestions below on things to look for and ask about, remember that the better your agent is and the more experience they have helping buyers, the more effective they will be gathering all the information we’re about to talk about.

For example, asking about the home owner’s motivations for selling, is the type of question it makes sense to ask at least twice (as we’ll talk about below), and if you get a chance to ask on different days and additionally yourself, prior to attending with your own REALTOR®, all the better as this can often generate even more information that can add significant leverage to your position during negotiations, if you decide to make an offer.

Although the topics we talk about below are smart things for you to think about, inquire on, and watch for when touring open houses, when you come across a home you really like and are ready to consider making an offer, you’ll want to contact your own REALTOR® to arrange another visit. This way you can take advantage of their professional expertise, experience, and ability to know exactly how to ask - more effectively reading the signs from things like the listing agent’s body language, word choices, and the things that ‘aren’t said’ as well as really digging for information in a more thorough and practiced sense. For example, investigating development plans; this can be tricky and complex and have a massive impact on both your happiness and future resale value.

So use this material to help you enjoy touring open houses and teach you a wealth of valuable tips and information that will assist you making many of the all-important initial decision on what you’re looking for, where, how much you can afford and much more; then use it as a guide when interviewing REALTORS®, as well as going out with them on those secondary viewing appointments for the home(s) you fall in love with, to ensure you have a more successful buying experience and result when choosing your new home.

Advantages of Touring Open Houses
Heading out on Saturday or Sunday and touring open houses can be pretty fun and most certainly an extremely valuable learning experience, even if you’re not quite ready to buy yet.

Why? Obviously all first-time home buyers have a lot to learn to avoid making mistakes and even as an experienced home buyer buying your second, third or fourth home, going through lots of open houses teaches you all kinds of things, and refreshes and strengthens your abilities to make the best kinds of decisions for your ever changing life and sets of needs.

Firstly, touring open houses helps you discover and better decide upon what you really want and need in your next dream home, and what you don’t. You get a firmer grasp on your priorities, and you’ll learn more and more about how not to be influenced by the many trappings of home buying fever, like the smell of freshly baked cookies and catering, that amazingly huge deck, screened in wrap-around porch or Jacuzzi surprise, those stunning top-of-the-line stainless appliances, or, that gorgeous color or highlight wall in the living room.

Visiting dozens of homes also teaches you, through sheer exposure, how to overlook the superficial flaws (like terrible staging, lackluster curb appeal, or awful paint) and spot a great home when you see one. You’ll also learn how to swiftly spot a dud.

You’ll gain an increasingly thorough understanding of home pricing in your community’s various neighbourhoods of interest and over time (and a fair amount of tours), you’ll know when an asking price is reasonable for a home, and when the owner is asking too much.

You’ll also learn heaps about how to communicate and negotiate much more effectively with real estate agents, including your own. After you talk to numerous agents, you’ll get a better sense of the lingo they use and the information they’re willing to share. You’ll also refine your own list of questions and figure out exactly what, and how you need to ask, to get the information you want.

Plus, visiting a large enough number of open houses can be incredibly valuable if you know you’re going to eventually sell your home – giving you a rich list of remodeling, staging and prepositioning ideas to consider – to increase your own home’s value and selling price.

What to Look for During an Open House
Remember, when you walk into an open house, it’s easy to get distracted by its most beautiful features like abundant natural light, a large attractive living room or the perfectly staged bedrooms. However, you need to pay attention to all the details of any home to properly gauge if it’s a good buy, could become a good buy with your insistence on certain terms, or a dud with serious problems.

Naturally, the more complicated something is, the more risk is involved and true the idiom “the devil is in the details” becomes.

Additionally, your own REALTOR® should not only be well versed effectively dealing with buyers enthusiasm and providing the rational and complete review of all a property’s details, but bear in mind they should also never push you toward purchase either(although this can and unfortunately does happen). So make sure you watch for any pressure to purchase and try to choose an experienced agent with a noteworthy and tangible focus on higher levels of integrity, who won’t ever push you to buy anything. Also keep in mind that the listing agent has been contracted by the seller and is representing the seller’s best interest. More on the difference in representation in a future article.

So, what do you need to look for yourself as well as with the help of your agent during a second (often private) viewing?

  1. Watch For Any & All Signs Of Damage Or Neglect!

Every home is going to have some wear and tear. What you really want to pay attention to and look carefully for are obvious signs of significant damage or sustained neglect:

  • Examine the baseboards, especially in the basement. Any signs of staining or warping often indicate past flooding or burst pipes. Stains on ceilings could also indicate plumbing issues, or a leaking roof. Make an effort to breathe-in rooms and spaces as you walk through the home and pay special attention to your nose; if a room or area smells musty, it may indicate mold or mildew.
  • Open up cabinets under the kitchen and bathroom sinks and look for tiny black spots on the back wall; this indicates the presence of mold. Also keep your eyes open for black spots in the caulking around tubs and sinks.
  • Carefully examine all exposed pipes, checking for rust or any signs of leaking.
  • When a home’s hardwood floors are hidden under rugs, this can sometimes be an attempt to hide damage in areas to the finish and wood. You can certainly ask and either directly or more discreetly lift them up to look under those rugs to check out the quality of the floors underneath.
  • All windows should be examined carefully. If you notice any condensation inside the glass, it’s a sign they’re leaking and likely need to be replaced. Tougher to spot at a glance and equally telling, flaking or bubbling paint around windows can also indicate that moisture is getting in.
  • Special attention needs to be paid to all cracks in the walls and ceiling. Small hairline cracks are especially common in Canadian climates, quite normal and usually nothing to worry about as they’re simply a sign of the home settling. Larger cracks, however, can indicate a problem with the foundation.
  • Don’t be afraid to open and close doors and windows because if they stick or are hard to open, this can also be another indicator of foundation problems.
  • You should also feel around windows, doors, and even electrical outlets for any drafts. While drafts can be easily fixed with caulk, they’re also a sign of poor and delayed maintenance.

IMPORTANT: For any home you feel you may want to make an offer on, make note of any damage and all areas of concern as you go through each room. You won’t remember everything, and being able to go over all your concerns and any damage again afterward will help you and your agent craft a much better offer.

  1. What About the Neighbours?

You’re also buying neighbours too, when you buy a home. Don’t hesitate to ask about and make sure to look carefully at the people and homes you might be living next to, including those properties and people that border the backyard.

If you’re really interested in a home you’re viewing, you certainly can and probably should ask about the people themselves. You can also learn a lot by simply paying closer attention to the appearance of all those neighbouring properties. How well maintained are the houses and yards? Do you see signs of any children or pets? Are there any dogs outside barking during your visit? Is the nieghbours trash neatly stored or is it in heaps and mess? Are their unsightly piles of various sorts all over the yard? Are there lots of cars in the driveway?

If you think you might make an offer on a home, you should definitely go for a walk to get a feel for the neighbourhood. You should also knock on a few doors and talk to some of the neighbours. Ask them what the neighbourhood is like, how they like living there, and anything they know about the home you’re considering buying. Ask what they know about the people living next to the home you’re thinking about. Is there anything they wish they’d known about the neighbourhood before they moved in?

You can frequently uncover some enlightening and critically valuable information by simply speaking to a few of the people already living nearby.

It’s also important to visit the neighbourhood on different days, and at and different times, especially weekends. You’ll probably want to find out beforehand if you’d be living next to loud or late-night party animals.

  1. Closet Space Is Critical!

People can often underestimate the importance of and fail to ascertain the true volume of storage space in a home. You might not think closet space would be a deal-breaker, but once you’re in your new home for a few months and there’s no room for any of your stuff, you’ll think otherwise.

Storage space is a seriously important aspect to pay attention to. If you buy a home that won’t fit your current or planned lifestyle, you’ll end up living in an overcrowded and cluttered space. Even if you’re downsizing, you still need to ensure your new home is equipped with adequate storage for the possessions you plan to take with you.

It’s also helpful to bear in mind that older homes normally have fewer closets and pantry space. No matter what kind of home you’re considering buying, counting closets and measuring shelf space before you make an offer can make all the difference in the world.

  1. How About Privacy?

Look through each and every window as you go through the home. How much distance is there between you and your next-door neighbor? How much light would you sacrifice to secure privacy with certain windows having the blinds drawn or shutters closed?

Less privacy in certain areas might not seem like a big deal on day one, but after a while, it may begin to bother you. Make sure to think about what you can tolerate in terms of privacy.

  1. Natural Air Flow

Look at how the home is laid out. Are there windows and doors positioned so you can open them up to take advantage of the breeze when you want to, especially during the hotter summer months?

The air flow of a home is something buyers can often overlook. You want to bear in mind that opening the windows will not only lower your utility bills, good airflow also keeps moisture moving through the home, and might help reduce allergies.

  1. Behavior of Other Buyers

People watching for a few minutes (at a busier open house) before walking in can be insightful too, since the behavior of the folks coming and going can give you some important clues.

For example, if you see that people aren’t spending much time touring a home, it could indicate there are some issues. On the other hand, if you notice people lingering around the property and taking their time talking to the agent, it could be a signal that the home won’t last long on the market.

When you’re inside the home, pay special attention to the things other buyers are talking about and looking at. Their comments can frequently be large clues as to whether the property is hot, or not.

Questions to Ask at an Open House
Now, after you’ve looked around and got a good feeling about the house, what should you ask the agent to finish up your tour?

  1. What Problems Are Present in the Home?

This is typically the most important question you need to ask the listing agent at any open house.

In most cases, agents are legally bound to disclose latent defects (hidden issues behind the walls for example) structural problems or code violations. However, getting a home inspection is absolutely crucial! Do not skip this step if you’re interested in purchasing any home, no matter what.

Once again, if you really like a home and are considering making an offer, contact your agent and have them arrange a private showing and then they can help you make certain all the tougher questions are asked properly, multiple times and in right manner to gain the most high quality information, as well as watch for and inquire on all aspects that need proper attention to avoid any problems in the future.

  1. Have There Been Any Price Changes?

Make sure to ask the listing agent to tell you about the home’s listing price and any price reductions that have occurred since it went on the market.

Price fluctuations can provide you with some valuable clues. They can indicate that the seller is flexible on pricing and may be willing to come down even further, if you make an offer.

Several price drops can indicate problems, but not always. In some cases owners choose to drop prices because previous buyers have made offers, only to then discover issues through home inspection that made them walk away.

Alternately, some homeowners insist upon a higher price point and agents can also choose to list a home at a higher price thinking they can sell for more than the home’s worth in actuality. Quickly changing market conditions can easily contribute to these sorts of situations, so don’t be too quick to discount a home that’s seen a few price drops, or as discussed next, been on the market a while.

  1. How Long Has the Home Been on the Market?

This information is easy to find out on your own, so remember to factor market conditions and look at this question yourself prior to or after touring a home.

Sometimes the agent might let you know that a home is newly listed and there has been a lot of interest already. This, in turn, lets you know that if you love the house, you might want to make an offer that day. On the other hand, if you happen to know ahead of time or the agent says that the home has been on the market for a while, ask them to explain why it hasn’t sold yet. This question frequently yields incredibly valuable information that can give you some leverage if you decide to make an offer.

  1. Have There Been Any Offers on the Home?

Listing agents will usually tell you right away if there has been a recent offer on the home.

Additionally, if the owner happens to have walked away from past offers, this can often indicate they’re more motivated to sell now. However, it just as easily could mean the opposite – that they’re firmer on their asking price and less willing to negotiate. In some cases, this can also indicate that they might require unique conditions and more savvy information gathering and negotiation strategies by your agent and yourselves to be able to negotiate an effective win-win.

  1. What’s the Neighbourhood Like?

We spoke about the neighbours themselves earlier on and encouraged you to ask a few of them about the neighbourhood. You’ll want to take this further though and really do a thorough job gathering as much information as you can about the nieghbourhood itself. Think about it, you can always change the look and feel of your home, but you can’t change much of anything about the actual neighbourhood you live in.

In addition to asking some of the neighbours and your own agent, make sure to ask the listing agent to tell you about the neighbourhood too. A few basic questions are how much traffic comes through? What is the speed limit? Is this home a good representation of other homes in the neighbourhood?

  1. What Are the Local Schools Like?

The quality of local schools is a huge selling point for homes for a couple of reasons. Even if you don’t have children, it’s important to know what kind of district you’re moving into, and how well it’s rated.

Why? Because homes located in great school districts sell much faster than homes located in low-performing districts. If you love and buy a home from a low-performing district, then it might take longer to sell when you’re ready to move on. Conversely, if you buy in a great district, you’ll almost certainly have more potential buyers interested in your home whenever you’re ready to sell.

Your own agent can and should access a wealth of this sort of information quickly and easily for you, although it never hurts to ask the listing agent and any of the neighbours you happen to speak with as well yourself.

  1. Why Are the Owners Selling?

This is a delicate and sometimes complex question, which agents often can’t answer. Firstly because a seller’s agent has their client’s best interests at heart and consequently, this means not disclosing a client’s personal information, including their reason for selling. Secondly, some sellers may have private or personal reasons for selling that they don’t fully disclose to even their agent.

So, why should you ask this question? Well, because some agents will tell you why their client is selling and in some circumstances, this knowledge can give you more leverage and opportunity during negotiations.

How should you ask? Directly, first, then consider asking a second time saying something like, “Are there any other reasons the buyers have mentioned or you think might be motivating the sale in some small part?” You’d be surprised at the extra information a polite second attempt can generate in certain cases, which again, can be highly valuable when it comes time to negotiating a win-win.

Also pay attention to the listing agent’s hesitation or body language as this can clue you in that there’s more to the story, and part of that story might also mean any number of things, for example, problems with the house itself. If you’re working with a buyer’s agent, they are hopefully well attuned to the myriad of possibilities and trained to successfully dig around and uncover what’s going on every level.

Ultimately your own REALTOR® will add a powerful professional dimension to this question and many others, when you revisit your favorite home(s) with them. Don’t hesitate to ask yourselves though as discussed at the start, people will often divulge more and more information when asked the same questions multiple times by the same buying parties and their agents.

  1. What Feedback Have You Received From Other Agents?

Yet again, this is another question that an agent may or may not be in a position to answer. It’s still worth asking though as insightful and valuable information can often be gleaned.

Red Flags to Watch Out For
Here are a few signs that can indicate that a beautifully staged home isn’t quite as “perfect” as it seems.

  1. Overly Strong Fragrance

Homes that smell strongly of cleaning products or air fresheners, can sometimes be attempting to mask the smell of pet accidents, cigarette smoke, mold, or mildew.

Carefully examine the floors and ceilings as you go through the home. Watch for stains on the carpet that could be from pet accidents as well as any stains or discoloration on the walls and ceilings, which may be a result of smoking or even a leaky roof.

  1. Signs of Neglect

Pay special attention to small repairs and damage that hasn’t been repaired. Small things can also be a sign of larger problems with things, for example plumbing, energy efficiency, windows and doors, or even leaks.

Likewise, if you notice the paint is old and chipped, the faucet is leaking or the cabinets aren’t in good repair, even little things like weeds in the garden bed can often be evidence of an owner who doesn’t take care of the little things and likely hasn’t taken care of the big things either.

  1. A Few Too Many Homes for Sale in the Neighbourhood

Multiple homes for sale in the area isn’t always a bad thing, but does warrant asking a few questions and doing a bit of research to find out why, as this could mean that there is an issue.

Perhaps crime is a growing problem and people are looking to relocate to a safer neighbourhood. Other times, planned development projects can make a nieghbourhood or street much less desirable for a host of reasons, not the least of which are loss of parkland and green spaces, and increased traffic and construction noise.

Whatever the reason, finding out what’s going on in the neighbourhood and all about any future development project, can save you significant headache and ending up stuck in an area where you’re not as happy, safe or comfortable.

  1. Lots of Recent Renovations

Brand-new kitchens and updated bathrooms are smart pre-sale renovations for sellers in many cases and can certainly be appealing to buyers. However, it’s critical to look carefully at these renovations and evaluate their quality. Shoddy workmanship happens and some homeowners might even cut corners, or go with a cheap contractor, looking for a larger return and to help make their home more salable as quickly as possible. It might look great during the open house, but a sloppy job will cause problems for you after you move in.

If you decide to make an offer, make sure you hire a home inspector or structural engineer (if needed) to go over every inch of the home; they’ll be able to spot a poor job in a heartbeat. This will also help you avoid a DIY home improvement disaster, which can get very expensive.

  1. Unfinished Construction Begs Questions

Imagine you fall in love with a home, despite the fact that the “finished basement” isn’t quite finished yet. There’s still drywall still stacked in the corner and open wires running through the studs in the ceiling. Rather than simply thinking it doesn’t look like a big deal or a much work at all to finish, you should be asking, “What’s really going on?”

Most of the time, unfinished construction is an immediate red flag. It could mean that the seller merely ran out of money for the project, or more seriously, that the contractor ran into structural problems or other issues that they didn’t want to deal with. Whatever the reason, you absolutely without a doubt need to find out exactly why the seller was willing to hold an open house before everything was completed.

Moreover, banks can be reluctant to loan money for a home with any unfinished construction. So, if you fall in love with a home with any unfinished construction projects, make sure to contact your bank before you make an offer and confirm they’ll approve your mortgage.

Additionally, look carefully at your finances to determine how much it will cost to finish the project yourself and whether you can afford the extra cost.

5 Etiquette Tips for Every Open House
Similar to most events, activities and places you might attend, there is some basic open house etiquette that you should follow.

  1. Follow the Rules

Most often, agents request that visitors remove their shoes before they tour the home. This is much more common in wetter climates and if it’s raining or snowing outside. You can make it easier on yourself by wearing slip-on shoes with socks on days your visiting open houses.

  1. Don’t Bring Pets & Children MUST Be Well-Behaved & Watched Carefully

No matter how well behaved your pets are, they are not welcome and should never be brought along to an open house. Pets can also easily cause distraction and disturbance, not to mention track in dirt from outside or have an embarrassing ‘accident’.

Children on the other hand can come along if they are well-behaved and watched carefully; they should NOT be allowed to wander an open house and should remain with you at all times. Children can easily break something, cause distraction and disturbances to other potential buyers as well as the hosting agent, so if you do decide to bring your children, be especially considerate and attentive to ensure they don’t cause a disturbance or problems of any kind.

If you have a lot of open houses to attend, you can consider dropping the kids off with friends or family, or get a sitter and leave them at home with your pets.

  1. Do Introduce Yourself and Sign In

Agents want to know a bit about who and certainly how many people are coming and going in the home. This is why they often try to be positioned near the front door as you enter the home. Even if you’re “just browsing,” be polite and introduce yourself.

Most agents put out a sign-in sheet so they can send added information about home to those that request it and continue to market the home once the open house is over. Furthermore, this also helps them track how much foot traffic the open house generated.

So, be courteous and sign in. Don’t worry, you definitely don’t have to include your contact information if you’re not interested in further information or marketing from the agent, but putting down your name(s) will at least ensure that the agent gets an accurate traffic count.

  1. Don’t Crowd Other Prospective Buyers

Something you might not be aware of is that it’s also good etiquette to wait until other visitors have left a room before you enter. This provides other prospective buyers the time and space to really look, rather than feeling “pushed out” by another buyer who’s looking at the same space.

Obviously depending on the busyness and amount of people attending at any given time, areas like the entrance, kitchen, living room and dining room can sometimes have a bit of a crowd and that’s fine, just pay attention to other potential buyers as you walk through the home and don’t enter rooms while other people are already in there looking around.

  1. Do Mention Problem Areas to the Agent

If you notice things like small damage or repairs, larger issues like signs of leaks or mold, or even a water hose lying on the grass that might pose a tripping hazard, mention it to the agent. They can either quickly fix the problem, or notify the seller to address the issue.

Final Word
Remember, even if you’re not quite ready to buy, it can still be well worth your time to tour open houses, especially if you have an idea of various neighbourhoods you might like to buy in when the time comes. Open houses help you determine what kind of home you can afford and a lot about what you really want in your home, and what you don’t. You can also get a much better feel for the various neighbourhoods you’re considering and current market conditions.

If you’ve never been to an open house, don’t worry about being hassled or feeling intimidated. It’s common for first-time home buyers to think that they’ll be hounded by pushy agents trying to sell the homes; however, the great majority of agents know to step back and allow buyers look at their own pace.

Don’t forget that your REALTOR® needs to be a seasoned professional in order to secure you the best result and terms of sale; and this guide is meant to help you both select the right agent by knowing all the major elements to watch for and discuss together, as well as help you make certain your chosen representative is covering all the required elements effectively by reminding you of all the major risks and components to cover in discussions with them and the listing agent, in order to enable at the end of the day - the most successful negotiation results on your behalf.

Buying a new home is one of the most exciting moments in our lives and so is the process of investigating and learning more about neighbourhoods and current market conditions – so have fun!


Call 905-330-5201 or email to arrange coffee or tea and your free consultation.


11 Open House Selling Tips & Selecting The Right Agent

 Monday, July 22, 2019     unknown     House and Home Real Estate Market Buying and Selling

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Prepositioning your home prior to listing is the best way to optimize its sale price as well as the terms of sale in your favor and open houses, are one of the most common and effective ways to show and sell it. Open houses however, are not a favored tactic by all REALTORS® and obviously, among those that do use them, there are vastly different levels of capacity.

With 60-70,000 REALTORS® in Southern Ontario alone and the market experiencing more difficulty moving properties than in recent years, selecting the right REALTOR® for you can have dramatic effects on whether your home even sells, as well as the sale-price and terms of sale if it does sell. This article can help you with both outlining some of the most powerful and proven prepositioning methods you and your agent should focus on, while also giving you some key aspects to consider and ask potential agents about to help you select the right representation.

What would you invest in time and money to get an extra $7,000, $15,000 or $25,000 for your current house? The differences in how you handle the elements below can certainly add up to a lot more too, so go through this list carefully and consider both, what you’re willing to do yourself and pay for assistance with, as well as how well equipped your realtor® is to first properly preposition and then, sell your home using open houses.


Even if professional staging and design isn’t in the budget, you probably know a few people who can help in a major way - without even minor inconvenience to them or you. Your REALTOR® should really be your go-to guide for all elements discussed below, so again, make sure they offer you tons of helpful advice and suggestions on all fronts as well as perhaps a bit of help with the finer details on the staging side if you don’t end up hiring a professional. Also, ask your REALTOR® for help arranging for proper storage of all the furniture and items that end up being removed, from a properly prepared home for sale.

Plus, if you know a photographer, designer of any kind or even someone with a seriously enviable sense of style, they can be a huge help for almost all of us who need it. So don’t be afraid to invite the right kind of friend over for a quick visit and walk-through to get their advice. Make sure to go through your property inside and out and consider using this article in addition to your realtor’s® checklist as a guide.


Take this section seriously, because from cleaning and depersonalizing, to decluttering and staging (even if you do your own staging with the help of your REALTOR®) these items frequently make the biggest difference to sale-terms as well as overall sales success, of all topics discussed in this article!

On cleaning, think fancy hotel standards. First, do as much as you want to yourselves, then seriously consider hiring professional cleaners as well as carpet cleaning pros. Below we’ll discuss the benefits of also hiring a handyman to attend to all the tiny repairs that often make a monster difference as well as perhaps, getting someone to help with curb appeal and landscaping the yard and exterior.

When it comes to depersonalizing and decluttering your property (remember, it’s not your home anymore, you want a buyer and yourselves to start thinking about it as theirs) think minimalist and neutral. The idea is to create a blank canvas that will appeal to all possible senses of style as well as create the appearance of the largest possible amount of space, in each room of your house, the garage, each closet and even the yard outside. Allow minimalism and neutrality to be your two sole guides as you go through the entire home. Potential buyers can come in all shapes and sizes, with all kinds of varying tastes.

Do you collect anything? If you do, when it’s time to sell your house and in preparation for successful showings and open houses, it’s now time to lovingly pack away all personal collections and unnecessary items that define your own unique taste. The tiniest of things that you love, as well as buyers impressions of the previous owners themselves, can easily turn people off and you’d be amazed how quickly the decision to NOT buy your home can come about. The simplest of things, such as for example, your collection of owl, horse or pig items and all kinds of subtle impressions and ideas about previous owners can turn buyers away.

Most artwork from walls and floor pieces, should likely be removed and most certainly, remove all family photos! For artwork and knickknacks, leave only one or two well placed pieces for each room. Also remove every single item from all tables and countertops, including all appliances from the kitchen, everything from the bathroom counters (even everything from inside bathroom cabinets that’s not absolutely necessary) as well as completely clearing off coffee tables, end tables and table tops.

What to keep? Make sure your REALTOR® is experienced and expert in this area enough so that that they can offer enormous help re-arranging furniture and picking those one or two paintings and pieces of art for the walls and centerpieces of tables and countertops.

Make sure you also clean out all those closets, literally packing away all but the most necessary clothing items and leave the shelving bare or as close to as possible. Closets are often neglected, but can make a big difference when done right, to help people appreciate the amount of space there actually is. The human eye is a funny and strange thing. Most people can’t properly visualize the amount of empty space actually available in a room that’s packed (however cozily) full of furniture, items of all kinds filling corners, with knickknacks spread around and items hanging on the walls. Buyers also need the same kind of help with closet- spaces, so make sure your closets are as empty as possible!

For staging, depending on your situation and property, hiring a professional stager with the help of your REALTOR® can give you a massive advantage and lead to a much higher sale price, as well as more beneficial terms in-line with your ideal preferences. Ultimately, even if you hire a stager, unless you’re accustomed to paying others to do all manners of work around the house and in life to save you time, you might want to expedite and lower expenses by doing as much as possible yourselves first, when it comes to cleaning, depersonalizing, decluttering and staging, with again, help and advice from a great REALTOR®.


Green is gold! One of the most obvious and impactful ways to boost curb appeal is to add fresh greenery, flowers and take care of your lawn. Even without spending time and money on major gardening, you can add planters and window boxes in key accent areas to significantly enhance your property’s exterior appearance.

Make the door standout! Painting a front door is an easy DIY job and even if you pay someone to do it, it’s a cheap way to make a big difference in curb appeal. Bold colours that enhance, versus clash with your existing exterior are recommended and don’t be afraid to go bright either. Just choose carefully before you paint and perhaps ask your REALTOR® or that design savvy friend for their recommendations.

Light up buyers first impressions! Porch string lights, fresh fixtures around the door, even solar powered lanterns can all work wonders to light-up the walkway, front porch, door and front of the home. Bear in mind that potential buyers often drive-by at night before and after viewings, so consider lighting up the property at night while it’s for sale to increase viewings and help potential buyers choose your property.

Mailbox makeovers and front door décor matter!  Consider swapping out a dated or drab mailbox for something stylish. Or once again, a fresh coat of paint is a cheap and easy way to turn a negative into another positive element to first impressions. Like many parts of our human awareness, first to even post-viewing impressions are often primarily subconscious and all tiny visual details matter more than you might think. For front door and entrance décor, ask your REALTOR® as always and depending on the property, everything from a small inviting porch table and chairs to planters on either side of the front door and the perfect rented entry-table for inside the entryway can all make a home much more attractive to buyers.

Power-washing is a powerful, fast and fun must! Cleaning the outside of your home is almost as important as cleaning the inside. Power-washers make it fast and easy and depending on you, they can be pretty fun too. Not that most of you would need the reminder, but if you have children and depending on their age, this entire list from powerwashing and yard-work to packing, cleaning and staging are great ways to get the whole family involved, get things done faster and get better results.

A freshly painted or stained garage door captures a lot of positive attention too! A new door is expensive, but fresh paint or stain, using once again a bold colour or the perfect tone to highlight the home’s exterior is a powerful, easy and cheap way to boost curb appeal. Like many of these items, this is another great DIY task, a good way to get the kids involved or a cheap item to add to your handyhelper’s list.

Clear, clean, well-defined paths, the right balance of and selection of outdoor furniture and even new door hardware are important! Make sure you clear and ensure all pathways are well-defined and sharp looking. Consider a few solar powered lamps to help and add to the path and home’s overall visual appeal too. All outdoor furniture needs to be clean and in good condition. The right balance is key too, because too much outdoor furniture looks crowded and too little can look bare. Even a small table with a pretty planter and a few small ceramic stools, can go a long way for a garden corner or a smaller yard. Depending on the situation, new hardware can help make that front door look gorgeous.


Online advertising and the quality of your listing online is as important as it gets in today’s digital world, where everyone looks online first and foremost. Aside from leveraging as many of the best online sites and ensuring the photos, video and listing write-up are of the best possible quality, FaceBook still reigns supreme in Canadian real estate for additional online help getting attention and securing more overall viewings and visitors to your open houses.

Ask your REALTOR® if they plan on using Canvas, which is perhaps the best available tool for creative and interactive Facebook posts and ads, as well as utilizing the standard Facebook Live posting techniques & Facebook events.


Balloons attached to the normal physical signs are a great way to grab way more attention from people driving by. Drones with hanging signs have recently begun to be used to add powerful eye-catching attention, hovering above your open-house.

Don’t underestimate the power of standard physical “Open House” signs. Make sure your agent places several, helping potential buyers to easily find your house (especially if you are located off of a main road). This basic tool which is often neglected can certainly attract more potential buyers who may just be driving by and haven’t seen your house online. You never know who will decide to poke in for a quick look and decide your property is their new dream home.


Sometimes, we can all feel frustrated by nosy neighbours. However, your open house is exactly the time you want every neighbor especially the nosy ones, to be checking out your home. Invite all your neighbors to your open house. They may know of someone looking to move to the area (family, friend, or otherwise), and could end up recommending your home to them. Think of your neighbours as some of your most effective scouts and connections. Frequently, the nosy neighbor-types will be the first to tell their friends about your amazing kitchen counters, that bathroom remodel and all the best features of your property. Your realtor® can often help with letting your neighbours know about open-house dates and also consider sending your neighbor's personal invitations or fliers yourself too. Or, if you prefer, emails and personalized electronic invitations work too.


Make sure you secure your valuables (and any medication), before potential buyers start viewing your home. Thefts are rare, but they can happen. Pharmaceutical theft is one of the more common issues that can arise, so ensure your medicine cabinets are clear. Dispose of any medications you no longer need and lock up the ones that are in use (or take them with you). Also, be sure to lock up anything else that may tempt someone, such as jewelry, cash, credit cards and valuable (even if only sentimentally) knickknacks.


Your realtor® and team are there to help you sell your home, so there is no reason for you to be present during your open house. In fact, it’s highly recommended and potentially beneficial for plentiful reasons if you take off. Pack up the kids, and the pets (if you have any) and go for a drive, visit with friends/family, or head to the park. This will lessen the stress on potential buyers, and help them to feel as though they can speak freely and candidly with the agent. If you can, take your pets items with you (dishes, litter box, etc.). If not, make sure they are spotless.


Make sure your realtor® either leaves informational sheets for potential homebuyers to take home with them, or does careful sign-in and gathering of email information to follow up with a digital package. Buyers are almost always looking at multiple to a great many houses and having all the right information easily accessible about your home, will help them to more easily recall and consider it.


Providing delicious and/or freshly baked treats has two advantages: one, it creates an inviting, enticing aroma and the power of smell is a big deal that retailers have been using for decades, and two, your potential buyers have a delicious snack to enjoy while they tour your home, which leaves them with another set of positive impressions. Giving them a special treat, ensures potential buyers are sure to remember your property and as discussed directly below, cliché cookies work, but you can also consider contacting a local bakery or restaurant for something extraordinarily special, scrumptious and memorable.


These days, hosting an open house is about an experience. This is in part especially because of and despite the fact that prospective homebuyers often don’t have the opportunity to spend a ton of time at any given property. People want to maximum their Saturday’s and Sundays and also often plan to preview as many properties as possible.

For example—if the home happens to be designed with a regional theme, consider presenting them with similarly themed delicious treats. Also consider playing light music (e.g., bossa nova, smooth jazz or classical) which also cheers up the preview time and works to make a memorable experience.

Depending on the value of the property and your need to sell, you and your REALTOR® can also try all kinds of more unique and inviting strategies to make your open houses fun, unusual and wildly successful. You might host an open house that features a local or visiting author doing a book signing, food from two top restaurants, pop-up shopping, and more. The home could also be staged with furniture from a well-known antique/estate-sale business. Your goal is to draw people to the home and give them a reason to tour all the rooms and linger. For these stronger types of tactics you may also want to secure a media partner or two for pre- and post-event local and social coverage.


Call 905-330-5201 or email to arrange coffee or tea and your free consultation.

Serious About Selling? 5 Steps to Make Your Home the Best on the Block

 Wednesday, June 5, 2019     Marion Goard     House and Home Real Estate Market Buying and Selling

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We all want to be good neighbors. But when it comes to selling your home, it’s not just about “keeping up with the Joneses.” It’s about outshining them at every opportunity!

If you’re looking to sell your home fast and for the most money possible, you’ll need a strategy to set it apart from all the other listings competing for buyers in your area. In this article I’ve outlined proven, five-step plan for serious sellers.  

Use these five tactics to help your listing get noticed, win over buyers, and net a higher sales price than your neighbors!

STEP 1: Stage Your Home to Show Its Full Potential

The average seller will do the minimum to prepare their home for market: clean and declutter, fix anything that’s broken, mow the lawn. And while those tasks are essential, today’s buyers want more than just a clean house and tidy yard. When they dream of buying a new home, they envision a designer house with modern finishes. Help them see your property’s full potential by staging it.

Home staging is one of the hottest trends in real estate—because it works! According to the Real Estate Staging Association, homes that are professionally staged spend 73% less time on the market.1

So what exactly is staging? In a broad sense, staging is the act of preparing your home for market. The goal is to highlight your home’s strengths, minimize any deficiencies, and help buyers envision themselves living in the space. When staging a home, you might rearrange the furniture to make a room feel larger or remove heavy curtains to make it appear brighter.

Some sellers choose to hire a professional home stager, who has specialized training and experience, to maximize the appeal of their home to the largest number of potential buyers. Others may opt to do it themselves, using guidance from their agent.

I can help you determine the appropriate budget and effort required to push your home ahead of the competition in your neighborhood. The good news is, an investment in staging pays off. A 2018 survey found that 85% of staged homes sold for 6-25% more than their unstaged neighbors homes.

STEP 2: Draw Buyers in with High-Quality Listing Photos

You only have one chance to make a first impression with potential buyers. And many buyers will view photos of a listing before they decide whether or not to visit it in person. In fact, 87% of buyers find photos “very useful” in their home search.3 Poor-quality or amateur-looking listing photos could keep buyers from ever stepping through your door.  

Since good photography plays such an important role in getting your property noticed, I only work with the top local professionals to photograph our listings. At the same time I don’t just rely on their photography skills when it comes to showcasing your home. 

I go the extra mile to ensure your listing photos showcase the true essence of your home. I’m always on site during the photo shoot to help the photographer capture the best angles and lighting, and to let them know about unique or compelling selling features that they should photograph. The extra effort pays off in the end. In fact, listings with high-quality photography sell 32% faster than the competition … and often for more money!

STEP 3: Price It Properly From the Start

Even in a strong real estate market, there are homes that will sit unsold for months on end. This can be the “kiss of death” in real estate, as buyers tend to imagine that there must be something wrong with the property, even if it’s not the case.

But why are those houses still on the market in the first place? It’s because they are often priced too high.

Every buyer has a budget. And most will be viewing listings within a particular price range. If your property is overpriced, it can’t properly compete with the other houses they’re viewing that are priced correctly. Which means it’ll sit on the market until you’re eventually forced to drop the price.

Alternatively, if you price your home aggressively, it can be among the nicest homes that buyers have seen within their budget. This can lead to emotionally-attached buyers, who are often willing to pay a premium or settle for fewer seller concessions. And in certain markets, it can lead to a multiple-offer situation, or bidding war. The end result? More money in your pocket.

We can help you determine the ideal listing price for your home in the current market. Pricing it properly in the beginning is the best way to ensure a fast and profitable sale.

STEP 4: Put on a Good Show at Each Showing

Once buyers are interested enough to schedule a visit, it’s crucial that you put on a good show at each showing.

The first step is to make your home readily available—and often on short notice—for buyers to see it. A missed showing is a missed opportunity to sell your home. If you set too many restrictions on when it’s available to view, busy buyers will simply skip over your listing and move on to the next one.

Part of making your home available means keeping it relatively show-ready as long as it’s on the market. Most of us don’t live picture-perfect lives, and our homes reflect the day-to-day reality of our busy (and sometimes messy) families. But a little extra effort spent keeping your home clean, fresh-smelling, and ready for buyers will help it sell faster … which means you can get back to your regular routine as quickly as possible!

STEP 5: Use a Proven Promotion Plan

Many agents are still marketing their listings like they did 20 years ago … put a sign in the yard, put the listing in the MLS, and pray that it sells. Yet, we know that 93% of buyers search for real estate listings online.3

That’s why I continually invest in the latest training and technology—to ensure your listing appears in the places where buyers are most likely to look. My dual-level promotion strategy includes both pre-launch activities designed to seed the marketplace and post-listing activities to ensure your home stays top-of-mind with potential buyers.  

By utilizing online and social marketing platforms to connect with consumers and offline channels to connect with local real estate agents, your property gets maximum exposure to prospective buyers.


Are you thinking about listing your home? Get a head start on your competition! Contact me for a copy of my Seller’s Guide, which offers a complete guide to today’s home selling process. Or call me to schedule a free no-commitment consultation. I’d love to put together a custom plan to maximize the sales potential of your property!