Darin Germyn of Macdonald Realty becomes the Vice President of the Fraser Valley Real Estate Board

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(left to right) Darin Germyn, Vice-President; Gopal Sahota, President; John Barbisan, President-Elect

SURREY, B.C., Canada (February 22, 2017) – At the annual Fraser Valley Real Estate Board (FVREB) Annual General Meeting, Darin Germyn from Macdonald Realty South Surrey/White Rock office was elected to be the Vice President of the Board.

The FVREB is a professional association of more than 3,280 Realtors in the Fraser Valley providing its members with a variety of membership services including the Multiple Listing Service®, professional development and technological innovation. Fraser Valley’s new Board of Directors takes office on March 1, 2017.

For more details about FVREB Annual General Meeting in 2017, please click HERE.

The ripple effect – a 15% foreign investment tax in Metro Vancouver

What time in our history has ever been like the last 2 months to be a homeowner, a Buyer, a Seller or a Real Estate professional?

If you live under a rock (no slight to “unaffordable housing” in Metro Vancouver) there has been some significant changes in the BC and particularly Metro Vancouver Real Estate market. The biggest impact on all of us is no doubt the 15% foreign investment tax applicable to anyone who is not a Canadian Citizen or Permanent Resident of Canada.

Introduced July 25 by the current BC Liberal Government, this tax was introduced as massive public pressure for a reaction from the government, over 2 years in the making.

I am going to do my best to remove all opinions of how this explosion of real estate values in our communities was handled, or better yet, not handled for so long by our government. We elected them, we need to live with them, for now.

The tax makes sense in many ways yet in its simplest form, is the relation of the power of National currencies at play. Imagine investors coming to our country, a stable, safe, warm and loveable cousin of the US. Vancouver, where our weather is great year round, we enjoy an excellent quality of life and have one of the most beautiful cities in the world.

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Getting the most from an open house

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Have you ever attended an “Open House” advertised in your area or in a community you like? Most people have. Even if you’re not serious about moving, viewing a few properties in a neighbourhood you like is a great way to get a sense of the market. Who knows? You might stumble upon your next dream home! To get the most out of an open house, follow these guidelines:

  • Most open houses will have a handout available containing the list price and other property information. Be sure to keep a copy.
  • Don’t just view the rooms. Explore the entire property, including the backyard.
  • Don’t be shy about asking the listing agent (or whoever is hosting the open house) questions about the property.
  • Ask about the area. Are there schools nearby? Where is the nearest park or playground located?
  • Ask about potential required repairs and renovations. For example, if the furnace is more than 15 years old, it may need to be replaced soon.
  • Walk around the neighbourhood. Try to get a sense of what it’s like to live there. If possible, chat with a neighbour.
  • Finally, if you become interested in the home, be sure to advise the listing agent that your own REALTOR® will be following up. Otherwise, the listing agent might assume that he or she will be representing you. Looking for a good REALTOR® to have by your side? Call me today.

 

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  originally posted April 4, 2014.

Preparing Your Kids for a New Home

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Sooner or later, many families face the prospect of moving. Disruptive as moving can be for parents, the experience can be even more traumatic for kids, who may not be a part of the decision to move and might not understand it.

Kids can need some time and special attention during the transition. Try these tips to make the process less stressful for everyone.

Making the Decision to Move
Many kids thrive on familiarity and routine. So as you consider a move, weigh the benefits of that change against the comfort that established surroundings, school, and social life give your kids.

The decision to move may be out of your hands, perhaps due to a job transfer or financial issues. Even if you’re not happy about the move, try to maintain a positive attitude about it. During times of transition, a parent’s moods and attitudes can greatly affect kids, who may be looking for reassurance.

Discussing the Move With Kids
No matter what the circumstances, the most important way to prepare kids to move is to talk about it. Try to give them as much information about the move as soon as possible. Answer questions completely and truthfully, and be receptive to both positive and negative reactions. Even if the move means an improvement in family life, kids don’t always understand that and may be focused on the frightening aspects of the change.

Involving kids in the planning as much as possible makes them feel like participants in the house-hunting process or the search for a new school. This can make the change feel less like it’s being forced on them.

If you’re moving across town, try to take your kids to visit the new house (or see it being built) and explore the new neighborhood. For distant moves, provide as much information as you can about the new home, city, and province (or country). Access the Internet to learn about the community. Learn where kids can participate in favorite activities. See if a relative, friend, or even a real estate agent can take pictures of the new house and new school for your child.

Moving With Toddlers and Preschoolers
Kids younger than 6 may be the easiest to move, as they have a limited capacity to understand the changes involved. Still, your guidance is crucial.
Here are ways to ease the transition for young kids:

  • Keep explanations clear and simple.
  • Use a story to explain the move, or use toy trucks and furniture to act it out.
  • When you pack your toddler’s toys in boxes, make sure to explain that you aren’t throwing them away.
  • If your new home is nearby and vacant, go there to visit before the move and take a few toys over each time.
  • Hold off on getting rid of your child’s old bedroom furniture, which may provide a sense of comfort in the new house. It might even be a good idea to arrange furniture in a similar way in the new bedroom.
  • Avoid making other big changes during the move, like toilet training or advancing a toddler to a bed from a crib.
  • Arrange for your toddler or preschooler to stay with a babysitter on moving day.

Moving With School-Age Kids
Kids in elementary school may be relatively open to a move, but still need serious consideration and help throughout the transition.

There are two schools of thought about “”the right time to move.”” Some experts say that summer is the best time because it avoids disrupting the school year. Others say that midyear is better because a child can meet other kids right away.

To avoid glitches that would add stress, gather any information the new school will need to process the transfer. That may include the most recent report card or transcript, birth certificate, and medical records.

Moving With Teens
It’s common for teens to actively rebel against a move. Your teen has probably invested considerable energy in a particular social group and might be involved in a romantic relationship. A move may mean that your teen will miss a long-awaited event, like a prom.

It’s particularly important to let teens know that you want to hear their concerns and that you respect them. While blanket assurances may sound dismissive, it’s legitimate to suggest that the move can serve as rehearsal for future changes, like college or a new job. However, also be sure to let them know that you hear their concerns.

After the move, consider planning a visit back to the old neighborhood, if it’s feasible. Also, see if if the teen can return for events like prom or graduation events. If you’re moving midway through a school year, you might want to consider letting an older teen stay in the old location with a friend or relative, if that’s an option.

After Moving Day
After the move, try to get your child’s room in order before turning your attention to the rest of the house. Also, try to maintain your regular schedule for meals and bedtime to give kids a sense of familiarity.

When your child does start school, you may want to go along to meet as many teachers as possible or to introduce your child to the principal.

Set realistic expectations about the transition. Generally, teachers expect new kids to feel somewhat comfortable in their classes in about 6 weeks. Some kids need less time; others might need more.

After the move, if you’re still concerned about your child’s transition, a family therapist might provide some helpful guidance.

A move can present many challenges, but good things also come from this kind of change. Your family might grow closer and you may learn more about each other by going through it together.

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  originally posted Dec 18, 2013.

Preventing Basement Leaks

If you have a basement, or even just a crawlspace, the last thing you want is water infiltrating the area. Even a minor leak can cause damage to walls and flooring, and may even lead to mould issues. Here are some precautions worth taking:

  • Every spring and fall, check the grading around your home. The ground should gently slope away from the foundation. Pay particular attention to areas where shrubs and other foliage make the grading difficult to see.
  • Look for cracks in the foundation. Get them fixed right away. Even a minor crack that doesn’t appear to penetrate all the way through can cause problems eventually.
  • Check the caulking on basement windows. If it’s worn and cracked, it’s time for recaulking. The lifespan of most exterior caulking is less than five years.
  • Watch the eaves troughs when it rains. (You’ll get wet, but it’s worth it.) Make sure the water drains well away from the foundation.

Doing these simple inspections takes just a few minutes. Yet, if they prevent a basement leak, it’s time well spent!”

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca 

Tips on How to Find a Reputable Contractor

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There are so many horror stories about disreputable or incompetent home improvement contactors that television shows have been made about them. Unless you want to be a guest on one of those programs, take steps to ensure you find a good contractor.

Here are some tips that will help:

1. Ask for references. Speak to the references.
2. Get a detailed written estimate of the work to be done, and make sure you understand all the terms and conditions.
3. Be wary of contractors who insist on large payments upfront. The payment plan should be reasonable and tied to work as completed.
4. Ask if the contractor is a member of any professional associations.
5. Don’t deal with a contractor who offers you a no-tax, cash-only deal.
6. Ask the contractor to get the appropriate permits before starting your project.

These tips won’t guarantee you’ll hire a reputable contractor, but they will increase the chances that you do.

Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca

Take a Walk on the Boardwalk (or Sidewalk)

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If you’ve played the game Monopoly then you’ve probably picked up the Chance card that reads, “”Take a walk on the Boardwalk. If you pass Go…””
That’s good advice when shopping for a new home. When you see a property you like and you’re thinking of making an offer, spend some time walking around the neighbourhood. This will give you a better sense of what it’s going to be like to live there.

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After all, the last thing you want is to buy a dream home only to find out later that there are issues with the neighbourhood that make living there miserable.

If you have kids, see how far of a walk it is to local parks, playgrounds, schools and community centres.
If you commute, you might also check out the route from the neighbourhood to your place of work. Is there a left turn that is likely to get backed up in the mornings?

Also check out how well the neighbours take care of their properties. Homeowners tend to keep their homes looking good if they enjoy the neighbourhood.

As you walk, listen. Are there noises from nearby high schools, industrial areas, or highways that are going to be unpleasant for you? Find out if the neighbourhood is near an airport flight path, or if there is a railway in the area. (Your REALTOR® can find that out for you.)
If you get a chance, talk to some of the neighbours. Ask what they like most about living in the area. You’re likely to get some candid – and useful – answers.

Finally, spend some time visualizing living in the area. Can you see yourself enjoying what the neighbourhood has to offer?
If so, then buying a home in that area will likely be a good choice for you. A good REALTOR® can help. Call me today.

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

How $500 Can Save You $30,000: Why You Should Get a Home Inspection

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Many purchasers of homes decide to forgo the optional home inspection in some cases. They have a tough time trying to decipher why they would shell out anywhere between $450-$800 for a ‘jack-of-all-trades’ to come into their potential new home and tell them things they think they already know. If you fit into this category, STOP and give your head a serious shake.

Like a general practitioner doctor, a home inspector may not know a ton about one particular subject of a house, yet they do know a little bit (or more) about a lot. A good home inspector will use all the latest and greatest tools to inspect your home and should give you a full written report for you to take home at the end. They don’t need to know exactly where that leak is coming from, but they sure can point you in a better direction to figure it out than anyone else.

So why put out the expense? A familiar case sample from numbers of happy clients I have helped in the past, including a story of my own. When I set out to buy my first home, I was excited. It is such a cool experience to go house shopping and even better to imagine all of the amazing ideas, memories and plans you could experience in that new home. After a few weeks of shopping, I had decided on a 2 storey basement entry in North Delta.

The home needed some work, I could see that, and being a relatively handy guy with a good eye for what needed to be done, I wrote my offer accordingly. Now, I realize the importance of a good home inspector so as part of my conditions, I made sure to give myself some time to get my inspector into the house.

When working with clients, I have no emotion invested into what they buy and this allows me to be very unbiased. I can see many things that they typically cannot, due to the large amounts of homes I see every week and also from what I have learned from my home inspector in the past. The challenge is when emotion and excitement get involved, that trained eye can get cloudy. This was also the case for my own almost first home. I was excited and thinking more like a buyer than a Realtor.

My home inspection lasted over 3 hours and my inspector took his time to ensure he got everything I needed to know. At the end of the inspection, together we went through the list of things that needed to be done and the even bigger list of things that the average eye would not see.

There was over $30,000 worth of immediate work that was important to the life of the home that needed to be dealt with asap. This included unsafe electrical, huge drainage issues, sloppy previous home owner renovations, and more. Having a great relationship with my inspector, he jokingly remarked to me, “You need to run away from this house!”

That day was great to cement the lesson into my head that a home inspection is critical. I, nor most other Realtors, do not have a construction/electrical/plumbing/general home construction backgrounds so we cannot catch everything either. By investing around $500 in a 3.5 hour inspection, I saved myself from making a $30,000 mistake.

The moral of the story, get the home inspected everytime before you buy. You never know what yo may discover later if not. As for me, I am in a different home, with much less work to take care of. I get to save my money for bigger and better things!

Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

The 8 Dangers of Overpricing Your Home

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An asking price that is beyond market range can adversely affect the marketing of a property. Here are the 8 dangers of overpricing your home.

Missed showings

Buyers and REALTORS® search within a price range when looking for a home using the Multiple Listing Service (MLS®). If your price is above market value, your home will not come up in their search and you lose showings from buyers who can afford your home.

Helping to sell the competition

Buyers comparison shop when considering a home purchase. When a buyer compares
an overpriced home versus one that is priced at market value it will likely convince them to place an offer on the well priced property instead of yours; you’re helping the competition get sold.

Missing out

The perfect home for you to purchase may present itself while your home is listed. If you are overpriced, you will have very little chance of selling and therefore you won’t be in a position to buy your desired home. Watching another buyer purchase your dream home is not a fun position to be in, and it can be avoided with a well priced listing.

Low Ball offers

If you receive an offer it is much more likely to be a ‘low ball’ offer, which results in a frustrated contract and a very low chance of getting an accepted offer. Today’s buyers are quite saavy and overpriced listings don’t survive their analysis.

Tough to Close

It’s tough to close an accepted offer on an over-priced listing. This is due to the fact that buyers continue to look at the competition and they quickly realize they have overpaid, which results in buyer’s remorse and a collapsed sale prior to subject removal.

No Chance of Competition

An overpriced listing will not result in competitive offers, whereby a well priced listing will have a greater chance of receiving offers from more than one buyer, and possibly getting an offer over asking. Real estate agents may forego showing an overpriced listing, as the price shows little motivation by the seller. Buyer’s agents are always keen on getting their clients through the doors of a well priced home first, in order to give their clients first crack at getting the home of their dreams. The best homes sell first.

Risk of falling market

The longer a listing stagnates on the market the more likely it will sell for less than it would have had it been priced right in the first place. This used to be a coined term by Real Estate professionals, but now it is contained in a study by Ken Johnson of Florida State University.

Bank appraisals

Appraisals are required on all new loans. The appraised value is based on the recent sales prices of similar properties. If your home is overpriced, the appraisal may fall short of the offer, and the buyer, not willing to pay more than the appraisal price, will cancel the offer. The bank also will not lend money on an overpriced property to a Buyer looking for a high ratio mortgage, or 20% or less downpayment. A large portion of buyers are high ratio mortgage seekers.

These are just some, and by no means all the reasons why you should consider what the market is doing when it comes to pricing your home. By over pricing a home, you are esentially hoping to win ‘the home seller’s lottery,’ meaning you are hoping that someone will come along and pay an unreasonable amount of money for your home, despite all the facts and comparative information available. In the long term, over pricing your home hurts the overall value of your home, while also sacrificing your time as you wait and learn that overpricing was a mistake.

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca 

7 Tips for Real Estate Investing

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Thinking of investing in Real Estate? Meet Don Campbell. The name needs no introduction for Canadian real estate investors. Less well-known, however, are the seven investment rules the Real Estate Investment Network founder shared for a recent feature profile. Got a pen and paper?

1. Manage Your Expectations. The road to sustainable wealth is not a straight one. There will be economic curves to navigate, tenant potholes to avoid and financing road-blocks to get around. Investors need to face the reality of the business they are entering and use a system that helps them navigate through the inevitable twists and turns while at the same time keeps them moving forward.

2. Never sign anything that’s inaccurate. A supposed shortcut that some people justify while trying to navigate the real estate investing highway is to not be honest 100% of the time. Sadly many are coached to sign documents that are truly inaccurate.

3. Numbers tell the real story. Never fall in love with a piece of real estate no matter how nice it looks or feels. It is easy to talk yourself into just about any property. A strategic investor only falls in love with the numbers and cash flow. Those who fall in love with a specific piece of real estate will always over pay for the property.

4. Gain Perspective “Don’t drink your own Kool-aid.” Never blindly believe everything you hear. Sophisticated investors never allow themselves to think they know everything about their market. Find ways to keep expanding your knowledge and expertise by speaking with investors from all different backgrounds.

5. Buy for cash flow first – value increases second. There is no more important risk mitigation factor than positive cash flow. It allows you to ride the inevitable ups and downs of the real estate market and can provide will become the basis for long term sustainable wealth.

6. Treat your real estate like a business. Unlike other investment options, the minute you buy an investment piece of real estate you become a business owner and must start thinking like one. One of the biggest mistakes investors make is considering investment real estate a passive income investment. It is far from passive and you must manage the property as you would an active business.

7. Choose your advice wisely. Only ask for real estate investment advice from somebody who has extensive history and has seen all market conditions. Find a way to get your advice and analysis from someone who doesn’t directly profit from you purchasing a piece of property. And never, ever buy based on a “Hot Tip.”

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca 

How to Be a Savvy Home Viewer

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If you’re planning on finding your next dream home, then you’re probably going to view several homes on the market that meet your criteria.

You will want to make the right purchasing decision for you and your family. So, it’s wise to be savvy when viewing properties for sale. Here are some ideas on how to do that.

  • Bring a notepad. Take notes, not only of the home’s characteristics, but also of how you feel. For example, can you imagine yourself happily cooking up a storm in the kitchen? Do you see yourself entertaining family on the back deck?
  • Bring a measuring tape. Will the furniture you plan to bring fit? Your dining room suite? Your home fitness equipment?
  • Ask about maintenance. Is the property in a good state of repair? Will anything need to be replaced soon, such as the windows?
  • Bring a camera. Take lots of pictures of the home’s exterior features. Don’t make the mistake of thinking you’ll remember how everything looked.
  • Check out the area. Do other homeowners take good care of their properties? This shows pride of ownership. How is the noise level? Is there a playground, or another area feature nearby?
  • Make a list of compromises. For example, are there only two bathrooms instead of three and, if so, can you live with that?
  • Make a list of bonuses. What features does the home have that, are not a necessity, but would be nice to have? For example, an entertainment bar in the basement recreation room.
  • Remember your budget. Is the price within your range? Can you afford to buy this home?

The savvier you are when viewing properties on the market, the more likely you will be to find your next dream home.

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

Thinking of becoming a landlord?

This blog is largely written as a result of the learning and struggles, both past and current, I am going through regarding having a tenant I have personally. I wrote this blog in the hopes that anyone will be better off when entering into a tenancy as a landlord and know exactly how to protect themselves should an issue ever arise.

Now, it is important to preamble this with I believe all people are good deep down inside and know that it is important to treat others as you would want to be treated. When someone needs some help, it is everyone’s responsibility to lend a helping hand. With that being said, when all is done to create a fair and equal resolution for someone, it is just as important to take a stand and not let people take advantage of you. As I sit in the lobby of the Residential Tenancy Board in Burnaby, I am considering all of the ways a tenancy should be approached to prevent issues before and after they arise.

Beginning a tenancy

When beginning a tenancy, you must start by screening your tenants properly. A brilliant way to do this is simple. Get references from their employer and past landlords, and possibly personal references if you are stuck. Asking questions about their work history and past tenancy is a great start to knowing who you are getting involved with. Have they been at their job a long time? Is it secure? Do they pay their rent on time? If the past landlord could do it again, would they rent the unit out to this person again?

You are also going to want to ask for a credit check. This is a very good indication if you can expect your rent in full and on time. A good way to accomplish this is to mention it is a requirement in your ad. When someone applies, BEFORE you get too involved with them, be sure to get a look at their credit check. If they don’t like to pay their bills on time, your rent money has a good chance of becoming one of those late bills.

When accepting someone to rent your home/unit, you must put EVERYTHING in writing. Who is responsible for the utilities, day to day maintenance, repairs, etc. what are the terms for pets, renting to students, or any other provisions? Once you have all of the information, it is time to decide on the length of the stay for the tenant, and the type of term, either a fixed or month to month. When it comes to a damage deposit, ALWAYS take the maximum amount. This means half of your monthly rental amount and if they have a pet, another half of the monthly rent. Many tenants could make an upset about this yet it is important to remember, this damage deposit is your ONLY security that your unit will be left the way it was found. This includes cleaned, no trash or furniture left behind, and no damage to the unit in general. Use the tenancy agreement provided by the RTO on their website and be sure to add any extra pages with other details if need be.  http://www.rto.gov.bc.ca/

The day the tenant moves in is crucial as they should be paying you all of your damage deposit and first month’s rent. Be sure to always provide your tenant with a receipt for their rent as it is required. You also must do a condition walk through with the tenant and document it on the form provided on the RTO’s website. Failing to do this will ELIMINATE any chance of getting to keep the damage deposit in the future. Have both parties sign all documents and be sure to give copies to the tenant.

Welcome to being a landlord

During the tenancy, always remember to document everything. Rent paid and when, conversations, emails etc. this will come in useful should there ever be an issue. When dealing with a tenant, it is always best to be clear about expectations before a tenancy, yet it is just as important to give them their freedom and peace of mind. It is important to check the condition of the property regularly but always give the proper 24 hours’ notice and ask for their permission to visit. Fix issues with the home promptly, give your tenant the respect and courtesy that they deserve, and be the landlord that you would want if you we’re a renter.

A tenancy can be for a fixed period of time or a month to month time frame. You should talk with your tenant before hand to decide what works best for everyone. The day will come when your tenant is either ready to move out, you are going to end the tenancy for positive reasons (major renovations, moving in yourself, etc.), or for unfortunate reasons such as unpaid rent or utilities on the home.

Ending a tenancy

You can give a 30 day notice to a tenant to leave the property when you are in a month to month tenancy. It is important to note the tenant by law is deserving of a full calendar months’ worth of notice, meaning if notice was given on March 1, the earliest date the tenant must be out is April 30. This also works the same way if a tenant gives notice to move to you, they must also provide a full calendar 30 days, due before the rental payment of their final month. All notices to end a tenancy must be done in writing. When ending a tenancy, it is important to not include the damage deposit in the last month’s rent as this is your only security that the property will be in similar condition when you get it back as to when you rented it out. On the final day of tenancy as you are receiving the keys, you must do a final condition walk through with your tenant to review if any damages need to be monetarily accounted for. All parties must sign off on this condition report and if everything looks good, you can exchange the keys and release the damage deposit to your tenant, or forward it to their new address within 15 days.

If there is a problem with your tenant

If there is a problem, document everything. You can give a tenant 10 day notice to vacate a property for unpaid rent or utilities, and other reasons listed on the RTO’s website. The notice can only be issued on a day after rent is due. This can be done in person, posted on their door (3 day lull) or via registered mail (5 day lull) and either must be witnessed by a person or with a receipt. Your witness will need to fill out another critical form called the Proof of Service. From this point, the tenant has 5 calendar days to pay you the rent in full or it is deemed that they accept the eviction and must be out in the 10 calendar days. Evicting a tenant with a 10 day notice does not give you authority to keep their damage deposit. At the end of the 5 days the tenant has to pay you their rent, if the tenant has not paid you in full (only accept full payments), it is wise to apply to the RTO for an Order of Possession as it is illegal for you to remove them, their belongings or change the locks with them still in the property. The tenant may not move out the day they are supposed to and getting an Order of Possession expedites the process to get some help from the RTO if it goes that far.

Dispute Resolution

So what happens if the tenant buggers up your property, doesn’t pay you rent or refuses to move? You must go to the RTO and apply for a dispute resolution. A dispute resolution is a sort of a court hearing that can be done over the phone with all parties. This is your chance to speak your case, provide evidence (all the evidence you have been collecting over the tenancy, right!) and get your issue sorted out. The arbitrator who hears the story will make a decision that is binding on both parties deeming whose story is most believable and has the proof to back it up. From this point, the arbitrator can make decisions as to what happens with the damage deposit, whether the tenant must pay you more money, including any missed rent money via wage garnishing or other means, and a date that the tenant MUST vacate the property through a court order. Let’s all hope you never get this far. Once the arbitration is done, the tenant may STILL not move out. Unfortunately for the landlord, from here you need to apply for a Writ of Possession from the Supreme Court and hire a court bailiff to remove the tenant and all of their possessions from your home. The bailiff can also auction off the tenants seized items to help recover any additional money you may be owed.

Summary

When it comes to a tenancy, NEVER take it lightly. While it is important to treat people with courtesy and respect, you must do everything by the book in order to protect yourself in the future. Money is a funny thing and it can change even the most respectful relationship for the worst. If the rent is late, provide the tenant with one warning and let them know that future late payments will result in a notice to end the tenancy. Always take your full damage deposit at the beginning. Never settle for less than excellent care of your property. At the end of the tenancy, you will be glad you followed the rules and prepared yourself for the storm, if one should arise.

For a full set of rules, best practises and documents, check out http://www.rto.gov.bc.ca/

When entering a tenancy

Do
•Take the entire damage deposit you can
•Take photos of the property
•Do a condition walk through at the start and end of the tenancy and fill it out on the required documents
•Put everything in writing
•Give your tenants receipts for their rent payments
•Put your tenancy agreement in writing
•Document everything including all conversations and emails
•Set the intention and bar at the beginning of the tenancy
•Remember: everyone must live up to their agreements
•Fix all issues with the home promptly and with as little disturbance to your tenant as possible

Do not
•Give anyone more than one chance at late rent
•Let a pet deposit go without collecting it
•Let a day pass before seeking an order of possession after ending a tenancy
•Let rent be continuously late, the RTO may deem it okay if you let it happen all the time
•Let people take advantage of you

Documents to start a tenancy
•Residential Tenancy Agreement
•Condition Inspection Report

Documents to end a tenancy
•10 day notice for unpaid rent or utilities
•1 month notice to end tenancy for cause
•2 month notice to end tenancy for landlord’s use of property
•Mutual agreement to end a tenancy
•Proof of service

Dispute resolution
•Dispute resolution application
•Order of possession application

All documents and full guides to beginning and ending a tenancy can be found at http://www.rto.gov.bc.ca/

I hope you never end up evicting a tenant as it is a long and aggravating process. Protecting yourself properly will help avoid problems before they arise.

Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

Investing in New Construction

Investing in new construction can be rewarding and hurtful at the same time. Let’s examine some of the benefits and deterrents of buying that brand new home.

Benefits

Everything is new
If you like shiny things and clean corners, new construction cannot be beat

Prices can be promotional
Getting into a new development with early bird or promotional pricing can help you gain financial ground in the real estate market

Developer incentives
The Developer may offer incentives for buying one of their products, such as memberships to certain clubs or business’, additional appliances or upgrades, etc.

New technology
Your building will be made of the latest and greatest advancements in construction and design

Support staff with development
Onsite development staff will be constantly at the development for the first few weeks. This is the time to let them know of any problems, while they are easy to track down

New home warranty
The new home warranty covers all new homes built in British Columbia. You get 2 years on labour and materials (some limits apply), 5 years on the building envelope and 10 years on structure. It’s the strongest construction defect insurance in Canada.

Deterrents

High rentals
Most new developments these days have a very high rental rate due to changes in our fluctuating real estate market. Renters are associated with taking poor care of the property and having a lower level of respect for the occupants. Most new developments would have no restrictions on the amount of rentals

Unestablished strata
The strata council can change and implement changes altering bylaws manipulating your resale audience

Cost can be speculative
Buying a new property at tomorrows prices have burned many people in the last 10 years, disabling them to sell at a profit or even break even

Prices are non negotiable
Developers tend to avoid price haggling at all costs. The price is usually the price

Contracts written by the developer, for the developer
Any contract you sign from a sales office was written by a very educated and determined legal team to protect all aspects of the developers behind. These contracts are heavily weighted for the developers benefit only.

Floating completion and possession dates
Your move in date can be pushed back typically, not fully ensuring an exact move in date

HST
Got to love those taxes. Similar to buying a new car and driving it off the lot, 12% HST is difficult to recover short term

Immediate resale complications
Many developments do not want to compete to sell remaining properties if you choose to sell your unit in the early stages as well. If you have purchased and decided to move, there may be restrictions on how you are able to market your property, or you may even have to pay the developer a portion of your sales money as a penalty.

When purchasing a new home, it is critical to include the involvement of me, your REALTOR®. By reviewing the contract for unfair terms or conditions, providing you with a real time market value, proper pricing forecasting, and ensuring you do not overpay, you can avoid many of the deterrents listed above. Investing in a new development can be rewarding, if done correctly and well-researched.

Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

The Little Known Secret All Home Owners Must Know

Refinance…

What a weird, confusing and funny word. What exactly does it mean, and why should you care? What if I told you that by “refinancing” your current mortgage could potentially save you tens of thousands of dollars in the long term. Would you want to learn more? I thought so.

What is it?

Refinancing is not new. I discovered that I myself never truly knew what a Re-Fi (or refinancing) a mortgage was truly about and how it can be beneficial. A Re-Fi is a replacement of an existing mortgage obligation with a different mortgage obligation under different terms. This means renegotiating your mortgage to replace it with more beneficial conditions. If you have purchased a home in the last few years, even up to the last year, a Re-Fi may be the best thing to happen to you.

Why should you care?

Most people think I refinance is only for people paying of credit cards or lines of credit, and although this is a GREAT idea, as serious money gets saved.  What most people don’t know, you don’t have to pay off credit cards to save.  If your mortgage is higher than 3.49%…you could be leaving ten of thousands on the table in interest.  Seriously, one of my clients saved $24,000!  Just by refinancing…simple.

Will it help you out?

Let’s put it into a easy to understand case study to see if it is worth exploring.

Imagine you took out a mortgage 2 years ago at 3.99% on a $230,000 mortgage.  If you were to  refinance that mortgage today, even after you paid the $4000 penalty for terminating your current agreement, you could save over $24,000 in the next 5 years. I will repeat that, $24,000 in the next 5 years.

I want to save $24,000…How do I do it?

It’s simple.  I will have one of my mortgage professional contact you.  Because you know me, they will do a mortgage analysis FREE OF CHARGE.  There is no obligation, and it is easy.

If you are currently in a 5 year term of a mortgage and have been underway in it for about 2 years or so, this is an avenue you definitely want to look down. This will benefit you long term, should the numbers work out, in lower monthly payments, paying off your principle faster, and of course, saving money over the long term.

Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

I wish you wouldn’t listen to the market hype

All the hype, is just that. Hype.

It is tough today to get a firm grasp on what is taking part in our real estate market. If you have read any articles or watched the news lately, it is filled with a ton of gloom and doom, stating ‘our’ market is down 10% from this time last year. What a terrible time to own a home!

Let’s pull back on that thought a bit to exam some facts. When you hear about ‘our’ market, most of the time that means the Vancouver market, not the Fraser Valley. We are the little brother to the Vancouver market and tend to follow their trends, yet there are some reasons why we may not.

  1. We are affordable in the Fraser Valley, much more so than North of the river (Vancouver, Burnaby, ect.)
  2. At this time last year, a large Asian influx was purchasing up a ton of high end homes in Vancouver, Richmond and White Rock, squewing our numbers dramatically.

The facts are in our numbers. In our area, we have 3 types of markets:

  • A Buyer’s Market – over 7 months of inventory (where buyers are favoured with tons of inventory and choice)
  • A Seller’s Market – under 5 months of inventory (Where sellers are favoured with minimal inventory promoting competition among buyers)
  • A Balanced Market –between 5-7 months of inventory (where both buyers and sellers have equal opportunity and prices remain stagnant)

With the latest statistics, we can see there are huge differences in the areas based on what we hear on the news. Look below to find your area and product type to get an accurate idea of what is happening right now.

So what does all this mean? Not a whole lot unless you are planning to get out of the market today. When you are buying or selling, you are getting into the market and likely going to stay in there. Whether you buy high or buy low, sell high or sell low, everyone is riding the same wave of activity you are. At the end of the day, no one has a crystal ball to dictate what may happen tomorrow yet all things tend to come back around regardless of if we are on a high or a low. If you don’t believe me, type “hipster” into Wikipedia and you won’t believe people think that style is back. Believe me, it’s back.

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

Happy Birthday to the Property Transfer Tax

This week the dreaded BC property transfer tax turns a quarter century old. For those who do not know, the Property Transfer Tax (PPT for short) was a tax brought in by Bill Vander Zalm back in 1987, the same Bill Vander Zalm who looks like a BC hero, who recently helped overturn the HST back to the traditional PST and GST models in BC.

The tax is 1% of the 1st $100,000 spent on a home, and 2% on the remaining balance, a considerable amount for most BC homes.  In 1987, the average price of a Vancouver home was a mere $187,000.  Today the average in Greater Vancouver is about $1,034,000, what a difference a quarter century can make. The tax was originally intended to tax speculation and wealth in our province, so high earners and those purchasing expensive homes paid a transfer tax on those purchases. The threshold was $200,000 in 1987 and approx. 95% of the homes in metro Vancouver were under that mark. Unfortunately for home buyers, times have changed.

Since 1987, BC home buyers have paid nearly 12 BILLION dollars in PTT since its inception, or about 900 MILLION dollars a year goes into the province. On the purchase of a $500,000 home in a suburb of Vancouver, a family would be looking at about $9,000 in PTT on top of all their other fees. This outdated threshold is something the BC Liberals are looking at and have suggested they would review the thresholds in the near future. The problem is, if you remove 900 million dollars a year from the system, what happens?

It is definitely time for a change to make it more affordable for families in BC to purchase a home. Be sure to speak your voice when the opportunity to be heard is there, and let’s see if we can adjust or extinguish this tax to make property ownership more affordable and attainable for more BC residents.

Contact Jordan Bateman of the BC Taxpayers Association and speak your mind, I know he would want to hear it.

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

Overwhelmed by all the Real Estate chatter in the news?

Prices are falling! Hold Hold Hold! Don’t buy until next month! Rates are the lowest they have been since yesterday! Overseas Buyers increase market by 300%!

It is easy to get overwhelmed by all of the chatter over Real Estate in the news print, on TV and radio. The challenge with what you hear or see is that everyone has an opinion and there is many ways to share them nowadays. Through Twitter, Facebook, YouTube, and any media outlet looking to get their story in front of you, it can be a lot to process. So how do you make the best decisions for you?

Understanding what really pertains to you and your own individual situation is crucial to staying afloat in the bombardment of information that flows our way daily. Although it is important to stay atop the latest and greatest info, you should understand what applies to you or not. Rates dropping only matters after a certain point if you are already locked into another mortgage. Overseas buyers may be in the market for properties that have nothing to do with yours. Lowering real estate prices don’t matter unless you plan to move in the foreseeable future.

When it comes to the information rushing in your way, the best way to stay ahead of the pack is to be open and honest with your real estate and mortgage professional about your plans. Every situation is unique in its own way and the right advice will guide you down the proper path. When a professional you trust is on the up and up about what you want to accomplish in the short or long term, they can provide you with the plan that DOES make sense for your situation, keeping you ahead of the herd.

No need to get overwhelmed, it’s just can be a lot of chatter.

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

Real Estate Renting vs Owning

Let’s duke it out for one last time – Renting vs Owning 

It is the debate as old as time and is as entangling as trying to do your own taxes: Is it better to be a renter or own your own home? There are so many sides to the story that everyone’s opinion seems to take over rather than the facts. Renting allows you freedom, freedom to relocate on a moments notice, come and go as you please, minimizes responsibility and can be cheaper. Owning a home is a rewarding experience, you fol-low no ones rules, are in charge of your domain, and have an asset that history has shown will grow in value.

Renting vs. owning has always been a hot topic for the followings reason, each displaying their own fair advice on why. Let’s explore.

 

 

 

I may have missed some here yet what a great start. I can see how the debate can be heated and both sides have a valued argument. Whenever I am approached by someone on the rental side of the fight, there is always one failed piece of information that is never considered. If owning a home is more expensive, more responsibility and more commitment, then why in the world do it? You want to own a home because after years and years of mortgage payments, the payments stop. Imagine 25 years of paying a touch more per month for a home you could easily rent for less… Now imagine year 26 when the payments STOP. What would you do with that money? What would you do with that money if you sold? Owning a home is a long term investment and a forced savings plan, renting is not. For the short period, renting is great yet in the end, you are still just making your payments while your landlord smiles and owns a home.

In the fight against renting versus owning, count this as the knock out punch for the victor, Owning wins again.

Do you know anyone that is currently renting? There are options out there for people with average jobs and income to make home ownership possible.

Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

The Death of the Low Ball Offer

More often than not optimistic home buyers setting out for their first place are inclined to do as they have been instructed. From advice of parents, grandparents, or other friends or family they follow a rule that was popular years ago when times were much different.

Lowball those sellers. A lowball offer is a mediocre at best attempt to get the property at a price that often defies market trends, area statistics and is sufficiently lower than what a seller has offered their home for sale at. Well times have changed so why is the low ball dead? Here are a few reasons…

  1. We live in the Fraser Valley, a suburb of Metro Vancouver, one of the most attractive cities worldwide to live in. This means there is demand to live in our community. Prices will vary month over month yet unless we are in dire affairs with our real estate market, there is not much sense in a home selling for far under its fair market value because people will pay for fair value.
  2. Sellers are educated. There is an amazing amount of information you can pick up from a real estate professional and even online regarding neighbourhood trends and market prices relating to particular and individual home details.  Sellers tend to have a very good idea about what their home is actually worth.
  3. Some sellers can only go so far. With the decline of many property values after the crash of 2008 many sellers cannot afford to take a large loss on their property. If their equity is cleared out they lose their ability to move into a new home after they lose a chance at a down payment, selling fees or property transfer taxes.
  4. The homes that are desperate to sell are the ones in foreclosure. A suggestion that any family about to go into foreclosure on their property would align with the thought that a sharp asking price would attract a prompt sale.

When you as a buyer decide to lowball a seller, you do one thing. You seriously offend and upset that seller. By doing so you enter into a world of swimming against the current, provoking much emotion and pride to get wrapped up in the negotiations, which only hurts your chances of making a good deal. Now, this is not to say that a low ball will never work again because that is just not true. There are some cases that scream a low offer is a great move, yet the large majority do not. So what is the best way to get a great deal on a home? Put yourself in the seller’s shoes and ask yourself, “What is a fair market value for this home?” Once you figure that number out, try for slightly under that number. If you can save $2000-$5000 on the price of your home versus what the market tells us is under market value, you are winning. You may never hit a homerun in baseball as long as you try, but a good base hit will still help you win the game.

 

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

Legal Mistakes to Avoid When Buying or Selling a House

 The process of buying or selling a house seems to involve a million details.  It is important that you educate yourself on as many parts of this process as you can—this knowledge could mean the difference of thousands of dollars in the long-run.  The legal issues involved in the process are often particularly intricate, ranging from matters of common knowledge to subtle details that might escape the untrained eye.  Any of these issues, if not handled properly, could develop into larger problems.  With so many  legal issues to consider, your first step should be to seek out experienced professionals to help educate you and represent your best legal interests.  Begin with an experienced real estate agent, who can help guide you through the initial hoops.  S/he should also be able to point you in the direction of a reputable local real estate lawyer to assist you in all legal matters involved in the purchase or sale of your house.

While there are countless legal details involved in a real estate transaction, some seem to pose larger problems than others.  We’ve outlined two legal clauses that are commonly misunderstood and may cost you money if not worded correctly.  Handle these carefully and you will be on track to a successful sale or purchase!

Home Inspection Clause

Some real estate transactions have been sabotaged due to the wording of the home inspection clause.  This clause originally allowed that the buyer has the right to withdraw their offer if the home inspection yielded any undesirable results.  However, this allowance was known to backfire, as Buyers took advantage of it, using some non-issue stated in the inspection as an excuse for having changed their minds.  Of course, this was unfair to the Sellers, as they’d poured time and money into what they believed was a sure deal.  Not only might they have missed out on other offers in the interim, but their house might also now be unfairly considered a “problem home.”  Additionally, they’d now have to shoulder the costs of continuing to market the property.  All of this adds up.

In order to remedy this potential problem, the clause should indicate that the seller has the option of repairing any problems the home inspection might point to.  With this slight change in the clause, both buyer and seller are protected.

To ensure this clause is fair from one side of the bargain to the other, work closely with a lawyer experienced in these transactions and all the nuances that may affect the outcome for you.

Survey Clause

It is the right of a home buyer to add a survey clause to the real estate contract on the home they’d like to purchase.  If you are on the selling end of the contract, be aware.  If you have added an addition or a pool to your property since the last survey was produced, your survey will no longer be considered up-to-date and the Buyer may request that a new one be drawn up—the cost of which you will incur.  The price of this process will run anywhere from $700 to $1000.

Your real estate agent has the responsibility to provide you with the most recent survey of your home.  It is then the Buyer’s right to decide if it is acceptable.  An experienced agent should offer you reliable counsel if you encounter an issue with this clause, but it is advisable to talk to your lawyer if you’re unsure at all of the potential ramifications involved.  Remember, the wording of this clause could cost or save you thousands of dollars.

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

 

 

 

How is winning at the stock market like selling your house?

What’s a great way to make some cash without exerting a ton of energy? The stock market of course! Where else can you pick a lucky fund, invest some hard earned cash and come out with a big return? Now, you could choose to do it yourself, that would be a cheap way of getting it done yet you may worry some of the fact that you don’t know too much about the idea. It would be silly to invest a bunch of money on a hunch or a ‘stock tip’ from a friend who knows less about it than you do. What are your options then? Hire a stock broker.

Stock brokers are required to go through educational requirements in order to serve you and your money, such as a completed Canadian Securities Course,  and thank goodness too, because you want to make sure you are in the best hands. When picking a stock broker, how do you know who is the best? To pick do you

A) Go with the trader who offers you the best rate on your trading, the professional that offers you the biggest discount saving you money per trade?

Or

B) Go with the trader that has a track record of making their clients significant gains and produces extraordinary results?

The answer is B. The answer should always be B.

The same goes for real estate. We are in an extraordinary time where we have begun to see competitive convergence in our market place, where we have so many Real Estate professionals competing over price to help sell your home. This is such a great opportunity to help the industry get better because it lets those who shine be brightest of them all. When choosing to sell your home, are you worried about who will give you the best discount, or who will sell your home and net you the most amount of money? Like a stock broker, real estate professionals are not all created the same and I caution you, to pick based on track record and results, not discount. Because doing the latter would be considered silly, wouldn’t it?

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca 

 

 

The value of an expert and why you need one in real estate

An expert as defined by Wikipedia is a person with extensive knowledge or ability based on research, experience, or occupation and in a particular area of study. An expert can be, by virtue of credential, training, education, profession, publication or experience, believed to have special knowledge of a subject beyond that of the average person, sufficient that others may officially (and legally) rely upon the individual’s opinion.

If your car is broken, do you send it to a mechanic or your hairdresser? If your refrigerator stops working, do you call in the technician or call you accountant? When you decide to purchase or make available your most valuable asset, your home, do you call a realtor or take advice from your neighbour? Buying and selling a home is best left to an expert.

Everyone seems to have an advanced knowledge of many things, and real estate is no different. Quite often you have someone who has bought and sold a home as many as 5 times in their lifetime, and feel that this warrants an advanced knowledge of the subject. I have baked cookies about 5 times in my life, and that does not make me an expert baker.

A self-proclaimed expert as defined by Urban dictionary is The annoying know-it-all in everyone’s social circle, or quasi-member thereof, who always insists on one-upping the person controlling a current conversation with useless factoids or name-dropping to make himself appear more knowledgeable or superior to the audience in question. Considers himself (herself) the perfect candidate for “Jeopardy.

Now this description is humorous yet also strikes to a point. John Nesbi made famous so many years ago by saying, “We are drowning in information but starving for Knowledge.” With the likes of Google making information readily available to the public within micro seconds, anyone can be a self-proclaimed expert on anything within minutes online. This does not make you an expert based on our Wikipedia understanding.

It is ever so important to have someone that you like and trust when deciding to acquire or dispose of your most valuable asset. The right real estate professional will guide you to the best practises, the ins and outs of the industry, the common pit falls, and most importantly, represent your best assets on your behalf. The right real estate professional will help you get what you want, on your terms, and ensure you are looked after. The process of buying/selling is full of major hazards, legalities, and costly ventures. Trust the professionals and experts to handle the ride as you sit back and enjoy the view. When it comes to taking advice from your neighbour, family, or co-workers, double check their day to day job descriptions and thank them for thinking of your best interest. Smile and kindly remind them, you will take their recommendations to heart, and relay their concerns and advice to the expert, your real estate professional.

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca  

 

 

The Value a REALTOR Provides

There has been a ton of information tossed around recently in the media about REALTORS® and the value they provide.  I wanted to share a short story about a person I have recently helped who tried to sell their home on their own.  I received a phone call from this gentleman last month regarding coming to list his home and for some professional marketing advise. He had recently undergone the process of selling by owner and had even received an accepted offer from a private buyer. The buyer had committed to purchasing his condo and they went through the legal requirements and were deeply involved financially and emotionally. The deal came to fall apart as the prospective buyer could not close on the deal due to financial and personal reasons. This is where my value as a real estate and marketing professional was valued and called upon.

I listed the home and had it sold within 5 days of having it listed, as a result of my 90 step marketing strategies and knowledge of the area. Not only did I only show the property to the most qualified buyers after screening them personally, I arranged the entire process and assisted in closing the deal. Now many of you may be thinking, “Yah Darin, but the Seller also had to pay you to do this all for him,” and you would be absolutely right. The Seller received an additional $16,500 more than his private sale that was supposed to ’save’ him money. After my compensation, the seller walked away with more money in his pocket, actually, it was an additional $6000.

 

I believe strongly that you pay a professional to do their job. You go to a doctor because they have specialized knowledge and understand how to fix your health issues. You go to a Real Estate professional because you can expect a certain level of service and expertise. I have knowledge you as a Seller may not, and that is okay. Take the example written above, you can bet my Seller is smiling as he not only had the conveyance roll out as smooth as can be, he also plans to take his family on a 2 week holiday with the extra money I was able to achieve for him.

So the next time your body aches or you have the flu, call your doctor. The next time you hear of a friend or family member trying to sell their home on their own, remind them of this story, and have them call me.

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Blog post provided by Darin Germyn Personal Real Estate Corporation, a REALTOR® with Macdonald Realty in South Surrey / White Rock.   Visit Darin’s blog at Germyn.ca