Thinking of Selling?
BE A SMART SELLER
Why Sell With Us
For most people, their home is the single biggest investment they will ever make. The single biggest asset they will ever own. No wonder selling one tends to stress people out!
There's really no need though. If you have good advice and someone who knows what they're doing in your corner, someone you can trust - it will be fine!
Just don't leave a big pile of money behind.
Most homeowners sell for much less than they could because their home was not presented in its best possible light. Houses have untapped potential, just like humans. If that potential isn't realized, Buyers pay less. Our specialty is recapturing that potentially lost equity and helping you get the absolute most for your home, in the shortest amount of time.
Dianna worked diligently to complete the Certified Staging Professional training program so that we can provide a higher level of service to our Seller Clients than is widely available to them in the industry. When she was new to the industry she offered a "Staging Consultation" and brought in a third-party stager, but she always found herself re-staging or finishing the job after they left. Clients often didn't like dealing with them and she felt they didn't understand Buyer psychology the way she did. So in keeping with her promise to offer clients the very best, she took over the responsibility. It has grown to be the single most defining aspect our business model that sets us apart from the competition. We have over 1600 sq ft of warehoused inventory stacked floor to ceiling. Our clients don't need to buy decor items or rent staging furniture, we provide it. Your home is showcased with art, linens, lamps, furniture, couches and tea towels. Whatever it needs to be the most inviting, captivating space it can be.
We have a support staff of cleaners, window washers, painters, repair experts, renovators, packers, roofers, electricians, landscapers... the list goes on and on. You name it - We gotta guy!
But the planning and the showcasing we do ourselves. The way only we seem to know how.
Additionally, if you're a mature client you'll be grateful to know, we have specialized training in understanding your specific situation and offer an array of transition services that cater to your unique downsizing needs. We know how daunting a task leaving a home you've lived in for so long can be, and have the support available to help ease the way for you and your family.
When the offer invariably comes in - we work tirelessly to ensure your interests are protected and the best possible deal has been negotiated. Then we liaise with all the involved parties and oversee all of the transactional details to ensure a smooth, stress-free closing!
We even have awesome movers! See - no stressed-out people here!
BECAUSE I CARE
What to Expect
01.
AN EXPLANATION OF THE PROCESS
We never assume, even if we've worked together before, that you know or remember, all of the ins and outs of the Selling process. We will go over the steps from start to finish. Over the the paperwork paragraph by paragraph. In plain language so that you are confident with what you're signing.
02.
AN ASSESSMENT OF YOUR NEEDS
At our Initial Consultation we will work to understand your motivations for moving. Time lines, financial constraints and personal issues that might play a part in the decision making process. To make sure we not only sell your home, but make an overall plan that is in your best interests long term.
03.
A PLAN TO PREPARE & MARKET YOUR HOME
It starts with a no-obligation, no pressure consultation that usually lasts about an hour. With your consent, we take photos of your home as we get the grand tour. Relax! They’re not for MLS - they’re for us to see how your home looks through the camera lens. When all of your questions are answered, we’ll schedule a convenient time to come back after we’ve had an opportunity to delve deep into your home’s potential value. Usually within 2-3 days. At that time, we will go over your home’s anticipated sale price if sold as-is and the anticipated price if we work together to bring out it’s full potential. We’ll go over repairs, de-cluttering, staging, budget, costing, timelines and what is a good investment of your time and money and what isn’t. There is no point in spending $100 to make $100. But if you can spend $100 and make a $1000….
04.
ACTION PLAN FROM LISTING TO CLOSING
After determining the action plan that’s right for you, we will begin to implement. Within 48 hours you will receive your unique version of the now-famous Harper to-do list. It will detail your part in your success story. What needs to be packed up, cleaned up, moved, or hidden. Room-by-Room. Each item getting it’s own line so you get that wonderful sense of satisfaction crossing them off! After your list is complete or sometimes while you’re working on it, our support team gets to work! Sometimes it might just be window washers or carpet cleaners. Other times it may be a full on renovation crew including painters, electricians and labourers. Our approach is customized for what YOU need and we work as fast or as slowly as YOU need us to. Once everything is completed, we showcase your home with furnishings, linens and decor accessories as required. During the entire process and right up until closing, we will be in constant communication.
05.
PROVEN MARKETING PLAN
When everything is perfect, your home is professionally photographed and then LAUNCHED on to the market. It simultaneously appears on MLS, realtor.ca, 200+ Websites and social media. It is featured in HD colour with virtual walk-throughs and drone photography depending on your package. Printed Property Brochures and an Agent Open House is held to ensure maximum exposure.
06.
SECURE OPEN HOUSES
Security is provided at all Open Houses that are open to the public to ensure the highest level of safety and security of your valuable possessions and home. Too often we read about theft and crime at Open Houses and we believe our clients deserve to expect better.
07.
KNOWLEDGE OF MARKET & BUYERS
Many agents concentrate only on Sellers. By continuing to work with a balance of both, we keep up-to-the-minute with what Buyers are looking for, current market prices and what they will or will not pay extra for. This translates to increase value for you. As an added bonus, we always have a private database of Buyers whom often we can match up to your home even before we even officially launch it.
08.
A SKILLED NEGOTIATOR
After countless hours of specialized training on the subject and decades of experience, Dianna is a well-seasoned negotiator and Certified Negotiation Expert. She will shrewdly negotiate your offer, acting as a mediator to head off potential conflicts between you and the Buyer, and draw up a legally binding agreement. Trust us when we say, there is more to argue about than price.
09.
AFTER SALE SERVICE
The transaction may be done, but that doesn't mean we are. It is our goal for you to be our client for life. As we work almost entirely by referral, we make it our mission for you to be so happy with the help that we provide you, that you can't wait to introduce us to our next client. All clients are automatically enrolled in our Client Appreciation Program and we are always available to help you in any way we can, even years after the sale!
10.
HONESTY & INTEGRITY
When you work with us, you can expect not only strict adherence to provincial laws, but also adherence to a Code of Ethics. And that code is important to you because it assures you will receive the highest level of service, honesty and integrity. Additionally, we carry Errors & Liability Insurance as well as Deposit Insurance, so you are provided the maximum level of protection throughout your entire transaction. Dianna is not only a member of OREA and CREA, but an Accredited Member of the BBB with an A+ rating.
11.
HIGHEST PROFESSIONAL STANDARDS
After obtaining her Real Estate Licence, Dianna went on to challenge the Broker exam process successfully. She then attained specialized training and study in Buyer Representation, Seller Representation, Staging, Negotiations and the specialized needs of mature clients over 60+. She completes continuing education courses annually to stay on top of changes in law and regulations. Additionally, she attends conferences across North America and at home to network with industry leaders. Her specialized interest in rural and waterfront property issues, has seen her attend training on well water, septic systems and shoreline issues. We stay up to date to ensure we provide the highest level of duty and care possible to our clients.
Free Market Evaluation
I call them Initial Consultations because I believe that you probably have a lot of questions you'd like answered and I know that I need to know more than your room sizes to determine the true value of your home.
Many Sellers sell for considerably less than they could. My specialty is helping you recapture that potentially lost equity. Don't leave money on the table that could be in your pocket. My business is over 90% referral and repeat, because I'm exceptionally good at seeing to it that you get more than you expected.
Reach out. I'll come over, we'll have a cup of coffee and go from there.
No pressure. No obligation. No cost. (Well, except the coffee).
DO IT RIGHT
Pricing Your Property
The single most important decision we will make is determining the right asking price for your property.
Once we've determined a realistic sales price based on the condition and presentation of your home, you can count on your property being professionally marketed and promoted to bring more buyers to your door. You can also expect to sell your home for the best possible price in the least amount of time.
THE BENEFITS OF PRICING RIGHT
Your property sells faster, because it is exposed to more qualified buyers. If your home is overpriced, Buyers who could actually afford it, think they can't so they don't come to see it.
The less time your home has been on the market, the better negotiating position you are in with the Buyer.
The closer to market-value your home is priced the higher the offers you will get. Buyers are very educated these days. They know what homes are worth and they won't waste their time on overpriced one until it's been stagnating on the market awhile.
A well priced property may generate competing offers which result in your home actually selling for over the asking price.
FIND OUT WHAT YOUR HOME IS WORTH
For a current market analysis of your home please feel free to take advantage of a Free Market Evaluation.
If you would like more information on selling your home contact us.
BE PREPARED
Closing Costs
Ah - the dreaded closing costs!
Closing costs are a list of charges your lawyer presents to you on the near the closing date of your home. Many people (not my clients!) are surprised at the additional costs over and above the price of the home when they show up to sign the papers.
Below is a brief explanation of these costs. Please note these are some of the closing costs you may encounter depending on your specific situation. Use this as a guideline then talk with your lawyer who can provide a more realistic estimate for your situation. Or ask me!
REAL ESTATE COMMISSIONS
In most circumstances in Ontario, the Seller pays their Listing Agent an agreed upon commission and the Listing agent is then responsible to pay the agent who brings them a Buyer that results in a successful sale. This commission is generally a percentage of the purchase price and is deducted from the proceeds of the sale by the lawyer. The Seller is not required to issue payment to the Listing Brokerage. Please note that HST is applicable.
LEGAL COSTS AND DISBURSEMENTS
Lawyers charge fees for the services involved in reviewing documents, discharging the mortgage, and conducting various searches. Disbursements are out-of-pocket expenses incurred during the process such as registrations, searches, photocopying and supplies. Typically, a lawyer will charge between $600-$1000 for a purchase and slightly less for a sale.
LAND TRANSFER TAX
In Ontario, Land Transfer Tax is paid for by the Buyer.
HST
On resale residential purchases HST is usually not applicable unless the Seller has been claiming HST tax credits on the property. When an offer on your home is received it will say "HST in addition to" or "HST Included in". Talk to me if you have questions as to who has to pay the HST in your transaction and your accountant about whether it applies if you have been operating a home based business.On resale residential purchases HST is usually not applicable unless the Seller has been claiming HST tax credits on the property. When an offer on your home is received it will say "HST in addition to" or "HST Included in". Talk to me if you have questions as to who has to pay the HST in your transaction and your accountant about whether it applies if you have been operating a home based business.
CLOSING ADJUSTMENTS
An estimate should be made for closing adjustments for bills the Seller has prepaid such as property taxes, utility bills, and other charges. The biggest example of this is Property Taxes. If the Seller has paid the taxes beyond the date they will live there, the Buyer will owe them a refund for the number of days they have overpaid. The opposite is true if you move out and the tax bill hasn't been issued or paid yet. A lawyer will let you know what they are once the various searches have been completed.
MOVING EXPENSES
Moving costs will vary depending on whether you are hiring professional movers or asking your friends to help you out and renting a truck. Boxes and packing supplies, cancellation and/or hook-up of utilities, mail forwarding service and take-out meals should be budgeted for. Additionally, remember that it is your responsibility to leave your home in broom swept condition for the Buyer. Some Seller's choose to hire a cleaning service to take care of this.