Seller's Guide

Selling a home can be a confusing and complicated process. Two key decisions will be (A) selecting a salesperson, and (B) deciding on a price. The cost of selling a home is an important consideration. You should also consider the marketing of your home. To get the best possible price a home has to be exposed to as many buyers as possible. Marketing is more than simply putting the home on the multiple listing service. It's identifying who the buyer might be, what features and accompanying benefits will attract that buyer? How will the buyer be reached and what will be the likely circumstances?

The Benefits of Using a Sales Associate

Selling a home takes more than an ad in the paper and a "FOR SALE" sign on the lot. Firstly, it takes experience and training to correctly price a home to sell. It requires a carefully prepared market analysis showing not only homes that have sold, but also homes that are still on the market and which represents your competition; as well as homes that were on the market and never sold.

Anticipating and Solving Problems

Secondly, you need to anticipate and solve the many problems that can arise during the selling process. Very frequently the buyer has to sell their own home in order to buy yours. It is sometimes difficult to keep control in these circumstances. Usually it doesn't cost a buyer anything upfront to work with a Sales Associate. Someone may be looking to buy a home at a lower price because they know you are saving the brokerage fee. If your goal is to sell your home for the best possible price, in the least amount of time, without a lot of stress, you would do well to consider an agent.

Agree on a Marketing Plan

Your property is not something you sell every day. In fact, for many people it is their largest asset. A house is very complex to market and the process needs to be well organized. To do the job properly a plan is needed.

Your Realtor can prepare a personalized plan for you containing all activities intended to market your property.

Market Conditions	Characteristics	Implications
Buyer’s Market
The supply of homes on the market exceeds demand.	High inventory of homes. Few buyers compared to availability. Homes on the market longer. Prices tend to drop in this type of market.	Your home may take longer to sell. Less negotiating of selling price.
Seller’s Market:
The number of buyers wanting homes exceeds the supply of homes on the market.	Smaller inventory of homes. Many buyers. Homes sell quickly. Prices usually increase.	You may have to pay more. Make decisions quickly. Conditional offers may be rejected.
Balanced Market:
The number of homes on the market is equal to the demand or the number of buyers.	Demand equals supply. Homes sell within an acceptable time period. Prices generally stable.	More relaxed atmosphere. Buyers have a reasonable number of homes to choose from.

Legal Fees: May range from $650.00 - $750.00 plus disbursements. A Real Estate lawyer will provide you with details, contact your agent and he/she will put you in touch with lawyers he/she has used in the past.

Disbursements: Include City Tax Certificate, City Zoning Reports, City Engineering Report, Registry Office searches, deed registration, mortgage registration, copies, postage, long distance calls, etc. Your lawyer will explain these.

Land Transfer Tax*:

If under $55,000 multiply by $5 per $1000 (e.g. $40,000 x $5 per $1000 = $200)

From $55,000 to $250,000, multiply by $10 per $1000 then subtract $275 (e.g. $200,000 x $10 per $1000 = $2000 - $275 = $1725)

From $250,000 to $400,000, multiply by $15 per $1000 then subtract $1525 (e.g. $400,000 x $15 per $1000 = $6000 - $1525 = $4475)

Over $400,000, multiply by $20 per $1000 then subtract $3525 (e.g. $500,000 x $20 per $1000 = $10,000 - $3525 = $6475)

*Special taxes apply to non-residents.

Survey: If no recent survey is available, a new one will cost approximately $700 - $1200, or you can buy title insurance. Fees for larger and recreational properties vary; additional charges apply for sightline tree clearing. Individual quotes are required. Rob Chris and Lisa recommend: John H. Kennedy Ltd. Land Surveyors, (613) 258-1717 \

Adjustments: Money owed for pre-payment of taxes, hydro, gas, fuel oil, etc.

Home Inspection: Will cost between approximately $250 and $400.

Arranging the Mortgage: Usually there is an appraisal fee of about $200, plus an administration fee bewteen $200 and $300. An up-to-date survey may also be necessary.

The Move: May vary depending on your choice of movers (i.e. professional movers or packing yourself).  List with us and you can use our moving van for free!

Book the movers

You can choose to have your movers pack everything, or just the breakables, or you can pack yourself. It is a good idea to obtain estimates from several different companies.

If you own your present home

Arrange to have your gas, water and electric meters read on the day you leave and have the bills forwarded to your new address.

Have the oil tank read and filled before your sale closes, and provide a receipt to your legal professional if required.

If the water heater or furnace is rented, arrange for a transfer of the rental agreement to the purchaser. Disconnect your telephone, cable TV, and water softener.

If you rent your present home

Give the necessary written notice to your landlord and make arrangements for the return of any money you have on deposit.

At your "new" home

Make arrangements for the gas and electric utilities, water softener, telephone, and cable TV to be connected on the day the sale closes.

General

• Get "Change of Address" cards from the post office and send out well before moving day.
• Have the post office forward your mail to your new address.
• Cancel any contracted services and pre-authorized cheques.
• Inform gardening, dry cleaning, garbage pick-up, newspapers, magazines, and other home services. Arrange for services at your new address.
• Cancel or transfer social, athletic, civic, religious, or business affiliations, and memberships.
• Arrange for transfer of medical, dental, prescription, and optical records.
• Change the address on your driver's license, effective the day of the move.
• Collect all items out for cleaning, repair, or storage, e.g. dry cleaning.
• Make special arrangements for the moving of perishables, such as plants.
• Safely dispose of all flammable liquids as it is illegal for movers to carry them

Please print out the following checklist to help prepare your home for selling.

First Impressions / General

• House exterior in good repair
• House number easy to see
• Eaves troughs, down spouts and soffits painted and in good repair
• Garage/carport clean and tidy
• Cracked or broken window panes replaced

First impressions (Depending on the season)

• Lawns cut and raked; hedges and shrubs trimmed; gardens weeded and edged
• Leaves raked; walks swept; decks and patios cleared of leaves and debris
• Snow and ice cleared; walkways sanded or salted

At the front door

• Doorbell works
• Door hardware in good repair
• Porch and foyer clean and tidy

Interior maintenance

• Cracked plaster repaired
• Chipped paint touched up
• Door knobs and cupboard latches tight
• Furnace wiped down and cleaned
• Burned out light bulbs replaced
• Squeaky doors oiled

Bathrooms

• Mirrors, fixtures and taps cleaned and polished
• Leaky taps and toilets repaired
• Seals around tubs and basins in good repair
• Floors cleaned, waste containers emptied
• Inside of cupboards and cabinets cleaned and neat
• Towels clean and matching
• Clutter put away

Kitchen

• Sinks and taps cleaned and polished
• Appliances cleaned
• Countertops cleared and polished
• Inside of cupboards & cabinets clean and neat
• Small appliances put away
• Clutter put away

Creating a buying atmosphere

• All lights turned on
• Air conditioner turned on in warm weather
• Fireplace lit in cooler weather
• Closets neat and tidy
• Hall and stairs cleared of clutter
• Drapes opened during daylight
• Background music played quietly
• Carpets freshly vacuumed

Valuables

• Valuables locked safely away or taken with you
• Objects of art or figurines situated safely out of reach or locked away

Price: depending on the local market conditions, your opinion of value and market information provided byRob Chris and Lisa, the price you offer may be different from the seller's asking price.

Deposit: the deposit shows your good faith and will be applied against the purchase price of the home when the sale closes. Rob Chris and Lisa can advise you on an appropriate amount.

Terms: includes the total price offered and the financing details. You may arrange your own financing or ask to assume the seller's mortgage, especially if it has an attractive interest rate.

Conditions: these might include "subject to home inspection", "subject to you obtaining financing" or "subject to you selling your property" also water potability and septic inspection.

Inclusions and Exclusions: these might include appliances and certain fixtures or decorative items, such as window coverings or mirrors.

Closing and Possession Date: generally, the day the title of the property is legally transferred and the transaction of funds finalized unless otherwise specified.