Listing Your Home With Ron Garneau
1. Meet with Ron Garneau & review the Home Selling Process.
2. Review the Comparative Market Analysis with Ron.
3. Decide on a price & possession date, review and sign the Listing Contract.
4. Clean up, rearrange furniture & repair any broken doors, handles, windows etc.
(Ron will give you some suggestions if necessary).
5. We will put up a sign and deliver feature sheets for your home.
6. Leave your home in showing condition before you go out.
7. Updates (We will call you with any showing feedback that we get).
8. The Offer & Negotiations
9. Home Inspection & Condominium Documents (if applicable)
10. Real Property Report
12. The Next Steps
13. Review “Things to do before you move.”
14. Possession Day. Congratulations on your sale!
Meet with Ron Garneau:
We will contact you to set up a time that is convenient with you to sit down with Ron and review the Home Selling Process. We want to ensure that this is as easy and stress free for you as possible. If you ever have any questions or concerns throughout this process, we are always available for you.
Review the Comparative Market Analysis (CMA):
We will prepare a CMA for your home to give you an idea of what similar homes in your area are being listed and sold for. If you are purchasing a home with us, we can also do a CMA on any house you are interested in so you can be sure you are not paying too much.
Completing the Listing Contract:
As the Seller, you are responsible for the commissions of your agent as well as the agent for your Buyers. Ron will explain the process so that there are no surprises down the road. He will also suggest a list price based on the current real estate market trends. Once you have come to a decision, he will walk you through signing the listing contract.
Preparing your home for showings:
First impressions count with buyers. You don’t get a second chance to make a good first impression. A small investment in time and money can give your house the advantage over competing homes in your neighborhood when it comes time for your agent or other agents to show it to a prospective buyer. Here are some suggestions for preparing your home for showings:
- Repair leaky taps & toilets
- Clean furnace & humidifier
- Tighten door knobs & cupboard latches
- Repair cracked plaster
- Touch up chipped paint
- Clean & repair windows
- Repair seals around tub & basin
- Replace burnt out light bulbs
- Oil squeaking doors
- Cut lawns or Shovel Walks
- Trim hedges & shrubs
- Weed & edge gardens
- Pick up litter
- Clear driveway and sidewalks
- Repair soffits & eaves troughs
- Clean garage
- Touch up paint
- Clean & freshen bathrooms
- Clean fridge & stove
- Clean furnace exterior
- Clean washer, dryer & put away laundry baskets
- Clean carpets & sweep/vacuum floors
Create a buying mood
- Arrange to be absent during showings
- Turn on all of the lights
- Turn on A/C or heat if necessary
- Turn on or light fireplace
- Open drapes in the daytime
- Play quiet background music
- Clean & tidy porch/entrance
- Check to make sure the air is fresh, if not light a few neutral scented candles (not too many)
Let us discuss the selling price, terms & other factors with the prospective buyers. We have been trained & have the experience so let us negotiate for you. During the showings, if you need to be home, either relocate to another area of the house (away from immediate activity), or temporarily vacate your home. This makes buyers feel more comfortable in the home and more likely to ask questions.
Sign, Lockbox & Feature Sheets:
We will put a lock box where it’s easily accessible to showing realtors (if you live in a condo, the board usually has a designated spot for them). This will hold an extra key to your home. You do not have to worry about the safety of your key as lock boxes are very secure and all showings are tracked by our staff as well as a digital history through the lockbox as to when it’s opened so we know who went in and when.
Showings, Open Houses & Updates:
We try to give you as much notice for a showing as possible but we do get calls from agents or buyers that just happen to be driving by and request to get in on short notice. We always call the other agent after a showing to request feedback from their clients, some give feedback and some do not but will certainly provide you with any feedback given. If an open house is planned, Ron or his Assistant will call you to set it up. We generally do Open Houses Friday thru Sunday for about 2.5 hours. We will discuss which days and times work for you.
When an offer is submitted Ron will contact you to discuss the terms. This can be done in person or over the phone. We will only need your signature once a final price and terms have been agreed upon by you and the Buyer’s. Ron will negotiate to get you the best price possible. Don’t overlook the first offer that comes in, it is often the best.
Home Inspection & Condominium Documents:
In most cases, the Purchaser puts a home inspection as one of their conditions. They will schedule a time through their realtor and you will be advised as to when it is scheduled. The home needs to be vacated for about 3 hours at this time (less if your home is a condominium and sometimes more if an acreage). The home inspector, the purchasers and most times their realtor will be present for this inspection. The inspector will compile a report and give it to the Buyers. If the inspector finds any issues with the home, the Buyer’s agent and Ron will discuss these items, Ron will then present them to you with options on how to approach them. Usually the seller and buyer will come to an agreement on any items that need to be addressed. This is all a very normal part of the process.
If your home is an Apartment Style Condominium or Townhouse then we will need a full set of condominium documents. Most people do not have a full set (they have to be current within the last 12 months). They can be ordered through the condominium management company. If you have any neighbours you could get copies from, this is a good idea as they can get quite expensive. You can expect to pay anywhere from $300-$600 for a full set.
** Try to get your condo docs together when you list your home as ordering them on a rush to meet the condition deadline of your offer will double your price!** We are happy to help you with the ordering process.
RPR (Real Property Report):
You will need an up to date RPR with a stamp of compliance from the City. If you have an old one and there have been no changes to your property (decks, sheds, fences etc.) then you can sometimes just have the city stamp compliance and that will be sufficient. We have companies that we use for RPR’s and would be happy to start the order for you but the Survey company will have to contact you for confirmation and payment information before they start the process. An RPR generally takes about 2 weeks and costs between $500-$800. (Again, more if you have an acreage). It’s best to order this as soon as your home is listed so we don’t have delays later. If you live in an apartment, this process is not necessary.
Once we have a conditional sale on your home, you will need to decide on a Real Estate lawyer to handle your transaction. We have a few trusted lawyers that we have worked with for years if you would like to call them for rates, they are listed on our iinks page. If you are Selling and Buying most lawyers will give you a discounted rate, but you will have to ask. Our office will handle the conveyancing of all documents to the lawyer of your choice and they will call you when they need you to come in to sign paperwork (generally about 2 weeks before the closing of your home).
The Next Steps:
When the purchase contract is signed by both parties, there will be a section for conditions and condition dates (home inspection, financing etc.) On the condition date, the buyers have until 9:00pm to waive their conditions. If all goes well, their realtor will send us their waiver and we will forward it to you and your lawyer. Once all conditions have been waived, your home is officially sold! (Congratulations!) Now comes the fun part...packing!
**NOTE** Sometimes the bank for the Purchaser will order an appraisal to be done so they can make sure they aren’t lending out more than the home is worth. This is very common & no cause for alarm. We will call you with a time for the appraiser to come by– they will either have a leni to let themselves in the same way agents do or we will let them in.
Before You Move:
We have come up with a check list of things to do before you move. Hopefully this will help to make this process as stress free as possible for you. Keep scrolling for Packing Tips and things to do before you move.
The Buyer’s will likely arrange a walkthrough the morning of or the day before they take possession. This is when they will come through the home with their realtor to make sure that the home is in the same condition it was when the contract was signed. (no holes in walls, dents, scratches in floors etc.)
Things To Do Before You Move:
Here is a useful checklist to remind you of what you need to do before you move.
Book the movers. You can choose to have the movers pack everything, or just the breakables, or you can pack yourself. It's a good idea to obtain estimates from several different companies. Arrange your moving company as soon as possible, as depending on the time of year, they book up quickly. ** Possessions generally take place at 12 Noon on the closing day so make sure to give yourself enough time to get everything moved and come back to clean so the home is vacant by noon.**
At your present home:
- Arrange for transfer of medical, dental, prescription and optical records.
- Change the address on your driver's license(s) effective the day of the move.
- Collect all items out for cleaning, repair or storage. e.g. fur coats, dry cleaning.
- Make special arrangements for the moving of perishables, such as plants.
- Make special arrangements for the moving of your pets.
- Dispose safely of all flammable liquids as it is illegal for movers to carry them.
- Arrange to have your gas, water, and electric meters read on the day you leave and have the bills forwarded to your new address.
- If the water softener is rented, arrange for a transfer of the rental agreement to the purchaser.
- If your alarm system was not included in your sale, arrange to have it disconnected & moved.
- Disconnect your telephone, cable TV, and water softener.
- Get "Change of Address" cards from the post office and send out two weeks prior to 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, diaper and other home services. Arrange for service at your new address.
- Call the bank to update your accounts. Transfer trust or bank accounts and securities.
- Cancel or transfer social, athletic, civic, religious or business affiliations and memberships.
- Arrange for the utilities to be connected for the day the sale closes including: gas and electric utilities, water softener, alarm, telephone and cable TV or Satellite.
Today is the day! Possession will be at 12:00pm which is generally when we get a call from the lawyer saying all monies have been transferred to your lawyer from the Buyers lawyer. This is legally when the Buyer’s can move in, so try to have your belongings moved and the home cleaned well before this time so there’s no rush in the last hours. If the Buyers have scheduled their walk through for that morning, it’s helpful if you can be finished your packing and moving before that time.
Please leave your home as clean as possible (clean out fridges, microwaves, wipe down walls & appliances etc. ) and leave all extra keys, manuals, mailbox keys & location if applicable, garage remotes etc. somewhere the Buyer’s can easily find them (on a kitchen counter is usually best).
Thank you for allowing us to help you with the sale of your home. We hope this guide has put you at ease throughout the home selling process. It’s a huge step to sell your home and we try to do everything we can to make the process easy and stress free for you!
As always, I am never too busy for your referrals.