TOP 10 REASONS TO USE A LOCAL REALTOR®

When Relocating into the Hamilton-Burlington Area

1. A Local REALTOR® has access to full local MLS® data and may know about
properties that may not yet be actively advertised.

2. A Local REALTOR® knows what’s happening politically and environmentally in
the area.

3. A Local REALTOR® knows the local issues that are unique to the area, such as
water testing, septic systems, and conservation regulations.

4. A Local REALTOR® is aware of approved and potential developments.

5. A Local REALTOR® knows the neighbourhoods and communities that best match
your criteria (some are more desirable than others; some are geared more to
young families, older adults, singles or a diverse mix of residents).
6. A Local REALTOR® is aware of drawbacks such as highway noise, train tracks and
airports.

7. A Local REALTOR® knows availability of shopping, public transit, recreational and
religious facilities.

8. A Local REALTOR® is aware of what kinds of schools and services are available;
whether kids will be bused to their school or if the school is close by, whether
they’ll have to cross major intersections.

9. A local REALTOR has local connections and can point you in the direction
of LOCAL qualified, reliable and professional services such as inspectors,
contractors, lawyers etc.

10. A local REALTOR® is your invaluable resource who lives, works and plays in the
area – therefore knows the area.

Jamie Berube

Sales Representative

(905) 741-9104

RE/MAX Escarpment Realty Inc.

jamieberube@remaxescarpment.com

Open Houses - What Should You Look For?

Open house nightmares, have you every experienced one?  Where the decor was hideous and it was near impossible to see the true characteristics of the home?  Or perhaps the decor was beautiful and you were blind to some important aspects.  

When you're spending as much as you are, you want to make sure that your eyes are truly open and you're able to see what you need to see. 

Next time you go through an open house, keep these things in mind.

1. Is there a sense of pride?

Do you see that the home is well maintained and clean? Has the paint been touched? Are the baseboards clean? Is the font and back of the property well manicured?  Even though these things might not seem overly important, it can indicate how much care the home has been given.  If these areas have been ignored you must ask yourself what else has been neglected?

2. Could you call the house a home?

Do you see aspects of the home that make you smile? Adequate storage solutions, open concept, cozy fireplace, large kitchens....etc.  Make a list of the features in a home that make you smile and take note of how many of those features can be found in this house.  

3. Does everything work?

Turn lights and faucets on and off, open and close the cupboard and closet doors, make sure the heater/AC, appliances, toilets and other such features work.  Some of these things can be costly to repair so don't be left out in the dark.

4. Flooring - is it what you want and is it in good condition?

Hardwood floors are great for value but you must make sure they are in good condition. Take a walk along all areas of the floor and check for soft or springy areas as this could mean repairs might be required in the near future.

Carpet - does it look warn or dated?  Were there pets? You want to make sure that you are not going to encounter any surprise smells after the purchase.  Be sure to look for signs of staining or be aware of air fresheners around that are being used to mask any odors.

5. Doors and windows

Are all the doors and windows in good condition?  Are they nice and secure and do you feel any drafts?  You also want to ensure that the wood surrounding the windows and doors is protected from any moisture/condensation as this can potentially cause rot.

6. Solid Building

A home inspection is strongly advised, however while you are walking around the house take note of any cracks in walls, ceilings or foundation as these can  be important to consider.


7. Signs of Water Damage

It's critical that you look for signs of water leakage in the home.  If you see any stains or bulges in the drywall, it is usually an indicator of possible water damage.  This can often result in an expensive repair, especially if not addressed quickly.  Also take this time, if it's raining outside, to go and see if there are any areas surround the house that water collects. This could be an indicator of improper grading.

So keep your eyes open when viewing open houses.  Do it on a day that you are well rested, motivated and in good spirits.  Bring a family member or a friend who can help look at the house and provide additional insight.

If you plan on buying or selling a home and would like more information or a Free Assessment please contact me,

Jamie Berube
Sales Representative
(905) 741-9104
RE/MAX Escarpment Realty Inc.
jamieberube@remaxescarpment.com

SELLERS MARKET PERSISTS

SELLERS MARKET PERSISTS

The REALTORS® Association of Hamilton-Burlington (RAHB) reported 1288 properties sold through the RAHB Multiple Listing Service® (MLS®) in July. This represents a 3.9 per cent increase in the number of sales over July of last year. The average sale price of $387,108 was an increase of 10.7 per cent over the previous July.  There were 1852 properties listed in July, an increase of 5.4 per cent over July of last year.  End-of-month listing inventory is 3.3 per cent lower than last year. 

 “We are still experiencing a seller’s market in our market area,” said RAHB CEO Ross Godsoe. “We thought earlier in the year we might see a more balanced market by this point, but that hasn’t been the case.” Seasonally adjusted* sales of residential properties were less than one per cent lower than the same month last year, with the average sale price up 12.5 percent for the month. Seasonally adjusted numbers of new listings were 1.8 per cent higher than the same month last year. Actual overall residential sales were 4.5 per cent higher than the previous year at the same time. Residential freehold sales were 5.7 per cent higher than last year while the condominium market saw virtually the same number of sales. The average sale price of freehold properties showed an increase of 11.7 per cent over the same month last year; the condominium market saw an increase of 2.9 per cent when compared to the same period last year. The average sale price is based on the total dollar volume of all residential properties sold. Average sale price information can be useful in establishing long term trends, but should not be used as an indicator that specific properties have increased or decreased in value. The average days on market decreased from 45 days to 42 days in the freehold market and remained at 45 days for condominiums. Year to date, listings are down less than one per cent compared to the same period last year, while sales are 2.4 per cent lower. The average sale price for the first half of the year is 8.1 per cent higher than the same period last year.

Jamie Berube
Sales Representative
(905) 741-9104
RE/MAX Escarpment Realty Inc.
jamieberube@remaxescarpment.com

Advice for Buyers

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Advice for Buyers

(The comments contained on this page are for informational purposes only and do not constitute legal advice.)

Finding the perfect home doesn't happen in one day. It takes careful planning and lots of work. Fortunately, there are a number of things you can do to simplify the process.  

1. Things to Consider Before Starting Your Search

What Features Do You Need?

Do you need an extra bathroom, a garage, a fenced backyard, or lower utility bills? Do you want a fireplace, a short drive to work, or maybe minimal yard work? Once your list is complete, decide what’s most important to you.

What’s the Ideal Location?

Where you live obviously affects your lifestyle; it’s also one of the most significant influences on the value of your home. Your choice of location may be somewhat limited by the price you can afford. Even so, make sure to consider such things as distance to work, schools, shopping and entertainment.

What Kind of Home?

What type of property do you want? A single-family detached home is attractive to many people because it typically provides more living space and land. On the other hand, a condominium may be a more appropriate choice for you, with an emphasis on maintenance-free living. Determine what type of home best suits your desired lifestyle and budget.

What’s Your Budget?

How much do you want to spend? Just as importantly, how much do you have to spend? Note there are numerous additional expenses (detailed below) that you’ll pay to complete the purchase of a home.

2. Choosing a REALTOR^®

A REALTOR^® can help you answer all of these questions and help you navigate through what can be a complicated business transaction. Start by finding REALTORS^® in your city by using CREA’s handy search tool. Then, talk to some of them and compare their services. It’s important that you’re comfortable and confident with the agent you choose.

3. Searching For a Home

A REALTOR^® will use various tools to try and find properties that meet your specifications. The most important is a local Board’s MLS^® (Multiple Listing Service^®) System. Your REALTOR^® can quickly search through numerous properties available for sale in specific areas to find suitable listings; that is, houses that best match your needs, choice of neighbourhoods and price range. You can also view listings in Board MLS^® Systems that are advertised on the national REALTOR.ca web site.

4. Seeing Houses

When you select a property and decide to visit a house, there are many things to consider. Does it have all the features you want? Is the neighbourhood what you expected? Try to picture your favorite furnishings in a room. Remember all of the technical considerations, including:

·       What type of wiring does the house have?

·       What about power outlets? Different appliances use different types.

·       What type of heating system does it use? Heating costs can vary drastically by type.

·       Have the roof and foundation been well maintained?

·       What condition are the windows in?

·       What about the plumbing?

There are numerous other things to consider as well. If you don't have time or don't feel comfortable doing it, home inspection services are available for a reasonable fee. Having a qualified home inspector look at the house is always a good idea. The older the home, the greater the need for professional inspection.

5. Making an Offer

Once you find a house you want to make your home, your REALTOR^® can help you develop an offer. In the offer, you should specify how much you're willing to pay. State when the offer expires and suggest a closing date for the transaction. You can also propose some conditions on the offer. Some common types of conditions are:

·       Getting a suitable mortgage (include the amount, interest rates and any other figures you feel important);

·       Selling your current home (the seller may continue to look for a buyer, but will give you the right of first refusal);

·       The seller providing a current survey, or a "real property report," showing that there are no encroachments on the property;

·       The seller having title to the property (your lawyer will check this out when she conducts a title search to see if there are any liens on the property, easements, rights of way or height restrictions);

·       If there’s a septic system, the seller having a health inspection certificate, stating that the system meets local standards;

·       An inspection by a qualified engineer, should you have any doubts about the home's safety and construction; and

·       Any inclusions of appliances and other items - basically, what stays and what goes.

You will need to present a deposit along with your offer. An appropriate deposit will show your good faith to the seller. Note that the seller's agent, if they are represented by one, is bound by law to bring all offers to the seller's attention.

6. If Your Offer is Accepted

After your offer is accepted and all conditions met, the offer becomes binding on both sides. If you later refuse to honour the agreement, you may lose your deposit or might be sued for damages. Before signing, make sure you understand and agree with all terms of the offer.

Before the property can formally change hands, there are still a few things to do. Be prepared to furnish proof to your lender that you’ve insured your new house. On or before closing day, both side’s lawyers will arrange to transfer title of the property from the seller to you. The mortgage money will be transferred to your lawyer's trust account, and then to the seller, and your lawyer will bill you all additional expenses such as land transfer taxes or outstanding legal fees.

At this time, be sure to check with your lawyer that everything is as stated in the offer-to-purchase. 

Once you're satisfied and the keys to the front door are in your hands, there's nothing else to say, except welcome home!

Extra Expenses

No matter what type of home or property you're buying, plan on some extra expenses. 

·       A land transfer tax (a sales tax on property) in certain provinces

·       A mortgage broker's fee

·       An appraisal fee

·       Surveying costs (if the seller couldn't come up with a current survey)

·       A high-ratio mortgage insurance premium

·       An interest adjustment. (Mortgages are normally calculated from the first of each month. If your closing date is the same as the beginning of your mortgage, there will be no adjustment. However, if your closing date is July and you move in on June 15, those last 15 days are the interest adjustment period. Your lender will expect you to cover the cost of the interest during that time.)

·       Reimbursement to seller for the unused portion of any prepaid property taxes or utility bills

·       Legal fees, and, if applicable, REALTOR^® fees


Jamie Berube
Sales Representative
(905) 741-9104
RE/MAX Escarpment Realty Inc.
jamieberube@remaxescarpment.com

Advice for Sellers

http://ontariofamilyrealestate.blogspot.ca/

Advice for Sellers

(The comments contained on this page are for informational purposes only and do not constitute legal advice.)

1. Choosing a REALTOR^®

Selling your home isn’t a simple procedure. It involves large sums of money, stringent legal requirements and the potential for costly mistakes. A REALTOR^® will spend the time it takes to help you sell your home in the least amount of time and for the best possible price.

Start by finding REALTORS^® in your city by using CREA’s handy search tool. Then, talk to some of them and compare their services. It’s important that you’re comfortable and confident with the agent you choose.

2. The Listing Agreement

A Listing Agreement is a contract between you and your agent’s brokerage company. It provides a framework for subsequent forms and negotiations. It's important the agreement accurately reflects your property details and clearly spells out the rights and obligations of all parties. 

Generally, in the agreement you appoint the brokerage company as your agent and give its representatives the authority to find a purchaser for your home. The Listing Agreement will outline:

·       The duration of the agreement;

·       Your REALTOR’s^® compensation

·       The listing price and an accurate description of the property; 

·       Financial conditions of the property, including the mortgage balance, mortgage monthly payments and the mortgage due date;

·       Information about annual property taxes; and

·       Any easements, rights of way, liens or charges against the property.

Disclosure

Ask your listing REALTOR^® about disclosure, which is a seller's obligation to disclose facts about properties for sale. The buyers will need to know material facts about the property; that is, anything that could materially affect the sale price or influence a buyer's decision to buy it. A major cause of post-sale disputes and lawsuits relate to defects and disclosure, but most disputes can be avoided if proper disclosures are made. Intentionally withholding information about a property when selling it can have serious legal consequences.

3. Setting Your Price

How much should you ask for? Although you may have an idea of how much your house is worth, it's important to have your home valued on its own merits by a professional. Be careful not to price your property too high or too low. If it's too high, there's no sale; too low and you lose on your investment.

A REALTOR^® has the information and expertise to assess at what prices similar properties in your area have sold, and may be able to help you in this regard. She can also provide information on market history, such as the number of properties sold in your community the previous month or year.

4. Listing and Marketing Your Property

If your listing is an MLS^® listing, your REALTOR^® will place your listing on a real estate board’s MLS^® System. Through the board’s MLS^® System, all other REALTORS^® that are members of that board can find and view information about your property, and all have the opportunity to sell your property. Your property gains more exposure, because it reaches the majority of the real estate professionals in your community. And through REALTOR.ca, the national property website that gets more than a million unique visitors per month, your property is advertised to potential buyers across Canada and around the world.

Open Houses

Your REALTOR^® may recommend an open house. There are two types. First is an agent's open house, where sales representatives from the listing company will be invited to view your house. Each of these REALTORS^® may have a prospective buyer. 

The second type of is a public open house, where members of the public are invited to walk view your home. It's an efficient way to show your home to many potential buyers at once. Your agent will act as host, answering any questions.

5. Waiting For the Right Opportunity

Sometimes a home doesn't sell right away. Avoid the urge to pull your home off the market. Be persistent! Generally, there are three reasons why a home may not sell as fast as others: location; condition; and asking price.

Obviously, you can't change your home's location. However, you can improve the condition of your home and you can, of course, adjust your price. Throughout the listing process, you need to be constantly comparing your asking price against those of similar properties in your area. Review your selling strategy regularly with your listing agent, who may help you answer the following questions: 

·       Is your house being shown regularly? 

·       Are you receiving the feedback from prospective buyers? 

·       Are you in touch with the marketplace? 

·       Is your property competing well? If not, what else can you do?

6. Accepting an Offer

Once a buyer is found, you'll receive an offer that will:

·       Detail the buyer’s price

·       Specify any conditions that may apply or be attached

·       State desired date of possession

·       The date the offer expires

As an act of good faith, the buyer will make a deposit with the offer. You don't have to accept the offer as is. You may wish to make a counter offer that meets the original offer partway. The counter offer is one more step along the way to negotiating the final terms and conditions of the sale. 

The offer, once signed by everyone, is a binding contract. Make sure you understand and agree to all of the terms in the document. Before signing, you may want your lawyer to review it. Your lawyer should also ensure that you receive compensation for prepaid expenses such as, property taxes, electrical or gas bills, or if applicable, any heating oil left in your tank. 

After these are paid, you will receive any money you have coming from the sale. 

Other Possible Requirements

Before closing, if the buyer insists upon any conditions of sale, you may be asked to provide a number of things.

·       A current survey, or a "real property report," showing that the house sits on the property that you own; that is, that there aren’t any encroachments onto other properties.

·       Title to the property (the buyer's lawyer will check this out when he or she conducts a title search to see if there are any liens on the property, easements, rights of way or height restrictions)

·       Especially in rural areas, a certificate for a well or septic system, stating the system meets local standards

·       Access to the property by a qualified engineer or inspector

Jamie Berube
Sales Representative
(905) 741-9104
RE/MAX Escarpment Realty Inc.
jamieberube@remaxescarpment.com

Making the Decision to join RE/MAX

Making the decision to join Remax was an easy one.  Having joined Wee Piggies and Paws back in 2008, I quickly learned the power of a strong brand.  Families are often busy with every day affairs, work and children and working with a reputable company they can trust goes a long way.  Remax, born in 1973, is a brand that is most recognizable to families.  They are truly the leaders in the industry. 

With ongoing education and exclusive programs and training, I will surely be able to satisfy my eagerness to continue learning and will be able to provide clients with the most current information and latest technology available to help in buying and selling homes.

Community involvement is also an important factor.  With having a history of time spent at Ronald McDonald House, McMasters Children's Hospital and Sick Kids in Toronto, our son's journey has inspired us to help give. That being said, I plan on being a part of the Miracle Home Program.

Miracle Home® Program 

By choosing a RE/MAX agent who is part of the RE/MAX Miracle Home Program, you will help over 2.6 million Canadian children who visit a Children’s Miracle Network member hospital each year. 

Here’s how....

By teaming with a RE/MAX Miracle Home® agent, your agent will make a donation on your behalf to a Children’s Miracle Network member hospital once your home sale completes.

Since 1992, you have helped RE/MAX raise and donate over $50 million to Children’s Miracle Network member hospitals in Canada, bringing the international total over $124 million.

I have had the pleasure of working with thousands of families so far and look forward to our continued relationship.

Your Friend & Realtor,

Jamie Berube
Sales Representative
(905) 741-9104
RE/MAX Escarpment Realty Inc.
jamieberube@remaxescarpment.com

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