MIKE LIND

Author: Mike Lind

  • Houses That Sold in Centennial: January 2025

    Centennial Market Check-In – Straight to the Point

    January saw 8 homes sold in Centennial. Sellers didn’t need to adjust—homes were listed at $1,128,925 on average and ended up selling for more: $1,200,875.

    It took just 13 days to get a deal done.

    With 13 homes currently on the market, that puts inventory at 1.6 months—a clear seller’s market. The absorption rate is 62%, meaning homes are moving fast.

    What does this mean? Sellers are in control. Well-priced homes aren’t sitting around. If you’re buying, be ready to act.

  • Houses That Sold in West Rouge: January 2025

    West Rouge Market Update – No Fluff, Just Facts

    Three homes sold in West Rouge last month. They were originally listed at an average of $1,066,333 but adjusted down to $1,049,333. The final selling price? $1,050,000—slightly above the revised asking price.

    It took 13 days on average to sell.

    Right now, 9 homes are for sale. That gives us 3 months of inventory—right on the edge between a balanced and seller’s market. The absorption rate is 33%, meaning homes are moving but not flying off the shelf.

    Bottom line: Buyers have some options, but good homes still sell. If you’re pricing right, you’re selling. If you’re overpricing, you’re adjusting. Simple.

  • A Tale of Two Tables

    A Tale of Two Tables

    Clearing the Clutter: Finding Mental Clarity in a Distracting World

    There are two desks in my office. One is neat, organized, and intentionally minimal. The other is cluttered, layered with books, to-do lists, and unopened letters. One is supposed to be my workspace, the other my creative space. But lately, I’ve been wondering: which one is actually helping me move forward?

    A clean, organized desk.

    When I sit down at my clean computer desk, I expect focus. It’s set up to be free of distractions—just a screen, a keyboard, and the space to get things done. But here’s the irony: it’s too easy to get lost in “productive” distractions. Researching the perfect WordPress theme. Checking emails. Scrolling through real estate market updates. The very device I use to write pulls me into a vortex of busywork. The organization is there, but so is the mental clutter.

    Acluttered table.

    Meanwhile, behind me sits my so-called writing desk—actually, let’s call it my creative desk. Every time I glance at it, my body reacts. A tension in my shoulders. A weight in my lower back. It’s a physical reminder of unfinished intentions. A thoughtful I Ching kit from a friend, still unopened. A Ninja Selling book filled with notes on how to build the business I know I’m capable of, but haven’t fully implemented. A pile of tax bills reminding me of the cost of prioritizing my mental and physical health over my professional life. Each item holds weight, not just physically but emotionally.

    So how did the clutter start? Slowly, then all at once. A brochure here, a stack of papers there, a meaningful book that I swore I’d read cover to cover. And then, one day, it was no longer a desk—it was a reflection of everything I wanted to do but hadn’t.

    I used to think that getting organized required the perfect system—a new bookshelf, the right lighting, a dedicated space for everything. But the truth is, clarity doesn’t come from external perfection. It comes from taking action. Small, intentional steps forward.

    Today, I threw out the unnecessary papers. Just a small step, but a step nonetheless. Because clarity isn’t something you find—it’s something you create. And sometimes, it starts with clearing a single surface and giving yourself permission to move forward, one piece at a time.

  • On Mid-Century Modern Design

    On Mid-Century Modern Design

    A Mid-Century Modern (MCM) home is distinguished by its wide exterior, which often combines partial brick and expansive glass walls. This design choice emphasizes a low profile, allowing the house to blend seamlessly with its surroundings. The flat rooflines contribute to the modern aesthetic while floor-to-ceiling windows create a sense of openness and invite abundant natural light into the living spaces.

    californian mid-century modern home

    Inside, MCM homes are characterized by a variety of unique features. Exposed ceilings and beams highlight the architectural details, showcasing the craftsmanship and design philosophy of the era. The open floor plan is a hallmark of MCM design, facilitating fluid movement between spaces and creating a generous sense of space. This layout often promotes a connection between the indoor and outdoor environments.

    interior of a mid-century modern home

    Furniture in MCM homes is typically ergonomically designed, emphasizing clean lines, functional forms, and a blend of form and function. Additionally, short staircases link different levels or sections of the home, enhancing accessibility and encouraging an inviting atmosphere. Overall, the interior of a Mid-Century Modern home reflects a commitment to simplicity, functionality, and a harmonious relationship with nature.

    living room mid-century modern furniture
  • Here to help, not be a pushover.

    Here to help, not be a pushover.

    I am a softy. I can never stay mad at my wife or kids for very long.

    I put up with a lot of headache clients—more than I care to remember. Actually, this is now a New Year’s resolution: I will walk away from nuisance people when my gut tells me so.

    My gut has always been right.

    The latest round of “Too Nice Mike” involves a client’s father, who purchased two pre-construction condos and is in a precarious position of not being able to close on them.

    The reason I feel bad and want to help as much as I can, and out of the goodness of my heart, by the way, is he was diagnosed with Alzheimer’s.

    Wanting to help as much as possible, I’m scheduled to attend the pre-delivery inspection on their behalf—for free. I’m taking time out of my day, missing my jiujitsu class, to walk through a condo I had no part of the buying process.

    However, his kids ask if there is a way out of the contract because of his condition.

    Here is the message thread:

    Daughter: Hey Mike ???? Is there any way we could speak to the builder for an extension? It’s most likely that my dad’s illness affected his judgement when making the decision to get involved with this.

    Me: I can’t answer that question. I don’t know the legality of that situation. You would need to consult with a lawyer. That will cost money.

    Son: Would it be something that could be asked anyways? I don’t think we are trying to make a legal case, just a more practical issue that she won’t be able to make the next payment most likely, and may not be able to secure a mortgage either in a short period of time. Can you request if they can delay? I don’t think it’ll hurt to ask? I don’t think it’s out of ordinary or outside of market standard for our broker to negotiate/make such request?

    Me: I think we need to all need to understand what the situation is. I am offering to help where I can and am doing this out of respect and free of charge.

    Asking to negotiate and make such a request is outside of market “standards”.

    This is a lawful binding contract that was signed and executed under seal and would require a knowledgeable professional in this field.

    Son: Of course, we very much appreciate your assistance and kindness.

    I think we are just trying to think of our options here and wanted to get your thoughts. But I understand certain aspects will require expertise.

    In the meantime, if you can kindly follow up with the required next steps and relevant dates that would be greatly appreciated, and we will see what can be done.

    This is why I like about writing things out. It clears my mind and lets me think with more logic than emotion.

    While writing this post, I decided it was best not to get any more involved, so I canceled my attendance for the pre-delivery inspection and advised them to contact their lawyer.

    Attending the PDI may be construed as consent to close the condo. If they can’t, I’m worried it could come back on me and professional advice, and I could be sued.

    This isn’t worth the stress, especially when I had nothing to do with the decision to buy the condos in the first place.

  • Real Estate vs. The Soul: Confessions of a Reluctant Writer

    Real Estate vs. The Soul: Confessions of a Reluctant Writer

    If I’m not writing, all I think about is what I will write about.

    The topics are great. The pacing is perfect. Entire articles perfectly written that grab the readers attention and provide me the authority and proof that homeowners are looking for in order to hire me to sell their home.

    The words are always there before I sit down to write.

    Once I sit down to actually wite, the words are gone.

    Instead I see a fog. It’s white on the ground and progressively gets more grey as I look higher. The shade of grey you get from mixing purple, blue and brown together (if that makes sense?).

    Where do those perfectly good real estate topics go? Into the aether?

    Maybe they never were real estate topics to begin with.

    Who the fuck wants to write about real estate anyway?

    Does anyone actually read blogs anymore, especially real estate blogs?

    Home buyer guides? I’d rather have another vascectomy.

    Top ten lists on how a seller can sell their home? Dictating an Adam Sandler movie would be more enjoyable.

    If it were up to me, I’d write about my belief in Feng Shui and show examples of how energy (chi) can pool and get stuck in areas where the current is restricted.

    Example, and I apolgize for bringing this to your attention because you’ll now notice it: while driving, pay attention to cars parked on the street and how often there is an oncoming car at the same time.

    One driver will have to slow down to let the other pass.

    This is the flow of energy getting stuck or collecting. Too much stagnant energy can be a bad thing.

    Energy should have an even flow (as Pearl Jam would sing). Not too fast that you can’t gather any of it, and not too slow that it collects a stagnates and turns negative.

    Think of a slow meandering stream. The water is clear, soft and beautiful. A perfect flow. You can wade into the stream unafraid of being swept off by the currents.

    Now picture a violent river with foaming white currents crashing into each other. A kind of angry current that would kill you if you tried crossing the river.

    Then there is the sitting water of a swamp. Algae as green and smooth as a billiards table covers the still surface. The putrid stench of rot and decay alerts the survival instinct in you that the water is poisonnous.

    But who would want to read that sort of nonsense? How does that help someone sell their home?

    I could go into detail about how furniture placement can affect the energy flow in a room and turn off a potential home buyer.

    Same goes for the size of furniture. Too big = energy restriction. Too small or too sparse; the opposite.

    Would anyone care to know about front door placement? Likley not.

    It would take more than the nine second attention span of most people and by the time I got to the point explaining that when a front door opens to a staircase, which lets the energy of a home rush down the stairs and out the door, readers would be bored stiff and opening their dopamine inducing social media app of choice.

    There’s no serotonin released from discovering how a front door facing a window allows energy a direct line to escape the home too.

    Nah, no one cares. They’d rather know what the new colour trend of the year will be so they can spend a day shopping at Home Sense to replace all of their blue, gold and grey pillows and throws.

    My topics are boring, therefore I don’t write about them.

  • The “Your Home Sold Guarantee” – A Real Estate Mirage?

    In the world of real estate, flashy promises and bold guarantees are as common as “For Sale” signs. One of the most alluring and perhaps deceptive is the “Your Home Sold Guarantee.” It sounds like a dream come true, especially if you’re eager to sell quickly. Who wouldn’t want the peace of mind knowing that if your home doesn’t sell, your agent will step in and buy it themselves? But as with most things that sound too good to be true, this guarantee comes with a catch—a catch that could cost you dearly.

    The Promise: “Your Home Sold, Guaranteed!”

    The premise of the “Your Home Sold Guarantee” is simple on the surface: if your house doesn’t sell within a specified time frame, the real estate agent or company guarantees they will buy it themselves for homeowners looking to move quickly—whether due to a new job, financial strain, or just the desire for a change—this can seem like a golden opportunity.

    But here’s where the cracks start to show. This guarantee is often nothing more than a marketing tactic designed to lure you in. It’s a classic example of bait and switch—grab your attention with a compelling offer, then hit you with the fine print.

    The Catch: Selling at a Fraction of the Value

    The first thing you need to understand is that this “guarantee” usually comes with a significant caveat: the agent’s offer to buy your home is typically only around 75% of its actual market value. That’s right—if your home doesn’t sell and the agent steps in, you could sell your property for much less than it’s worth.

    To put that in perspective, let’s say your home is valued at $400,000. Under this guarantee, if your home doesn’t sell within the agreed period, the agent might offer to buy it for just $300,000. That’s a $100,000 loss—money that could have gone toward your next home, your savings, or your family’s future.

    Why Does This Happen?

    The reason behind this lowball offer is simple: risk mitigation. No real estate agent wants to be stuck buying homes at full market value, especially in cases where the property may have trouble selling. By offering 75% of the market value, they ensure that they can resell the home at a profit, covering their costs and then some. This isn’t a service; it’s a business strategy—one that leaves the homeowner at a severe disadvantage.

    The Real Intent: Getting You to Call

    At its core, the “Your Home Sold Guarantee” is a lead generation tool. Real estate agents use it to get their foot in the door with potential clients. The flashy promise draws you in, and once you’re engaged, the real sales pitch begins. The guarantee itself might never even come into play because the agent’s primary goal is to secure your listing and sell your home the traditional way.

    This tactic plays on the homeowner’s desire for security and certainty in what is often a stressful and uncertain process. The thought of a guaranteed sale removes a lot of the anxiety from selling a home, which is why this promise is so effective. However, the reality is that it’s just a hook to get you interested. Once you’re in, you’ll likely discover that the guarantee isn’t as beneficial as it seemed.

    The Fine Print: What You’re Not Being Told

    It’s not just the 75% buyout that homeowners need to be wary of. The “Your Home Sold Guarantee” often comes with other strings attached:

    1. Strict Conditions: The guarantee might only apply if you meet certain criteria, such as setting the home at a price determined by the agent or making costly repairs and upgrades before listing.
    2. Extended Listing Agreements: In some cases, signing up for this guarantee could lock you into a longer-than-usual listing agreement, making it difficult to switch agents if you’re unhappy with their performance.
    3. Hidden Fees: Some agreements include hidden fees or commissions that aren’t immediately apparent, further reducing the amount of money you’ll walk away with if the agent ends up buying your home.
    4. Limited Marketing Effort: Knowing that they can fall back on buying the home at 75% of its value, some agents might not put in their full effort to market and sell your home at its true market value.

    An Ethical Alternative: Transparency and Fair Value

    So, what’s the alternative? The answer lies in transparency and working with an agent who prioritizes your best interests over their bottom line. A good agent will focus on selling your home at its true market value, using effective marketing strategies, realistic pricing, and good old-fashioned hard work.

    Instead of flashy guarantees, look for agents who offer honest assessments and realistic timelines. Selling a home isn’t always quick or easy, but with the right agent, it can be a fair and straightforward process. They should be upfront about the challenges and opportunities of selling your home and work with you to set a price that reflects the property’s true worth.

    Questions to Ask Your Agent

    If you’re considering working with an agent who offers a “Your Home Sold Guarantee,” make sure you ask the following questions:

    1. What is the exact buyout price under the guarantee?
    2. Are there any conditions or requirements I need to meet for the guarantee to apply?
    3. What is the length of the listing agreement?
    4. Are there any additional fees or costs associated with the guarantee?
    5. How will you market my home to ensure it sells for its full market value?

    The answers to these questions should give you a clearer picture of what the guarantee really entails and whether it’s in your best interest to pursue it.

    The Bottom Line: Knowledge is Power

    In real estate, as in life, knowledge is power. Understanding the true nature of the “Your Home Sold Guarantee” can save you from making a costly mistake. It’s easy to be swayed by a promise that seems to offer peace of mind, but in reality, it’s just another sales tactic designed to benefit the agent more than you.

    Before you sign up for any guarantee, make sure you fully understand the terms and what you might be giving up. A little skepticism can go a long way in ensuring that you make the best decision for yourself and your financial future.

    In the end, selling your home is about more than just speed and convenience. It’s about getting the value you deserve. Don’t let flashy guarantees distract you from that goal. Choose transparency, fairness, and a process that respects your investment—and your intelligence.

  • Could you please inquire with the owners if they are willing to rent to own?

    Being an enthusiastic thrifter of CDs, books, and phones, I spend a lot of time on Facebook marketplace looking for good deals.

    There is a default message you can click to send a quick message to a seller asking if the item is still available. “Hi. Is this still available?”

    A lot of sellers get annoyed with it because they get a bunch of these messages, and after the seller replies, they get no response.

    When I hit that default message, I always followup with another message right away asking where I can pick up the item and if there is flexibility with the price (if I feel it is over priced).

    The same sort of thing happens when I list a house for sale and it hits the public side of the MLS (realtor.ca). 

    I get a bunch of emails like this:

    General inquiry for 35 MAIN AVE, Toronto, Ontario M7G3V5, #V8398866 – it’s the equivalent of the default Facebook Marketplace message.

    A simple click and it’s sent.

    The default message is always the same, 

    Message from Makayla:

    I would appreciate more information about 35 MAIN AVE, Toronto, Ontario M7G3V5.

    and so is my response,

    Hi Makayla, what information are you looking for?

    Most of my replies go unanswered. Some just want to know about open houses, others would like me to take them through it because their agent isn’t available.

    Ya, OK.

    This morning, I was surprised with this message:

    Message from Holly:

    I would appreciate more information about 35 MAIN AVE, Toronto, Ontario M7G3V5.

    Which had this note underneath:

    Hi Mike,

    Could you please inquire with the owners if they are willing to rent to own?

    Holly

    My goodness, Holly, why didn’t I think to ask the homeowners if they would consider a rent-to-own option from the beginning?

    Because people want to sell their houses when they list it for sale.

    Most sellers need the proceeds of the sale to be able to afford their next house.

    I have a sneaky suspicion of where Holly came from; she either read a book like Rich Dad, Poor Dad or went to a Scott McGivilray seminar (or similar) where they have these programs and options to be able to find cash flowing properties, or home buying alternatives, like using other people’s money to buy homes. 

    There’s a sucker born every minute, or so I’ve been told.

    If you’ve never heard of this scheme, rent-to-own is a home buying arrangement that lets people initially rent a home with the possibility of purchasing it later. This rarely effective option is for those who want to own a home but have yet to save enough money for a down payment.

    In other words, they can’t afford to buy a home in the traditional way through a mortgage lender like a bank.

    The Liberal government website says, that in a typical rent-to-own scenario, a buyer commits to renting a property for a specified period of time, during which they have the option to buy the home at a predetermined price before the lease expires. This setup allows tenants time to build up funds for a down payment.

    The agreement is set between the landlord and the tenant, with the understanding that as time progresses, the down payment accumulates, enabling the tenant to purchase the home from the landlord eventually. The key to these agreements includes a clearly defined option to buy at the end of the lease term and a set timeline for exercising this option.

    How Does Rent To Own Work

    Rent-to-own lets you use part of your monthly rent to save for buying a home later. It locks in the home’s price upfront to help you plan your finances.

    But what if the property value changes before the set date? More on that later.

    Like renting normally, you pay a set amount each month for a set time. But with rent-to-own, some of that money eventually goes towards owning the home.

    There are two options:

    1. **Lease-option agreement**: You can decide not to buy the home at the end of your lease with no extra fees.

    2. **Lease-purchase agreement**: You agree to buy the home at the end of your lease. There may be penalties if you change your mind or can’t get a mortgage.

    The agreement spells out how long you’ll rent, the rent amount, money set aside for the down payment, when you can move in, the home’s price, and when the contract ends. It’s important to have a lawyer review everything so you know what to expect.

    Here’s a simple example:

    – **Agreed Purchase Price**: $390,000

    – **Option to Purchase Deposit**: $9,750 (due when you move in)

    – **Amount Owed After 3 Years**: $380,250

    – **5% Down Payment Needed**: $19,012.50

    – **Monthly Rent**: $1,500

    – **Extra Money Saved for Down Payment**: $600/month

    – **Total Saved for Down Payment in 3 Years**: $21,600

    – **Remaining Money After 5% Down**: $2,587.50

    In this example, after renting for three years, you’d save $21,600 towards the down payment. After putting down 5% ($19,012.50), you’d have $2,587.50 left, which could be used for other costs. This shows how rent-to-own works and why it’s important to plan ahead.

    Pros of rent-to-own:

    Rent-to-own is designed to help Canadians enter the real estate market more easily. If you’re thinking about this option, here are some reasons why it can be beneficial:

    1. **Build your savings**: Renters can save directly and through rent credits towards the home purchase. This allows time to address financial issues and achieve savings goals.

    2. **Live in your future home**: Rent-to-own lets you live in the home you plan to buy, fostering a sense of pride and allowing time to assess the community and living conditions.

    Cons of rent-to-own:

    However, like any home buying process, there are cons to consider. Here are some potential risks:

    1. **Property restrictions**: Some leases may restrict property modifications or features during the rental period.

    2. **Property value fluctuations**: If the property’s value drops during the lease, you might still need to pay the agreed-upon purchase price. Understanding the agreement’s terms regarding appreciation is crucial.

    3. **Missed payments**: Missing payments could jeopardize the agreement, possibly resulting in the loss of accumulated down payments or other penalties.

    You see, Holly, there is much more to consider with your little plan to rent-to-own a home.

    A hell of a lot more than simply asking the sellers if they would consider this option.

  • Unsexy Preparation Is What Will Sell Your Home – Part 1

    I recently had my ensuite washroom renovated. Each evening, after the contractor left, I would go in and take photos to document the process. The first couple of times, the changes were immediate and, dare I say it, exciting.

    But on the third to fifth day, progress seemed to slow down, and there appeared to be hardly any progress.

    When I talked to the contractor, I brought it up, and he told me those days that he was working on the stuff you don’t notice, like running new plumbing lines, electrical wiring, and moving heating vents.

    The unsexy stuff, I told him.

    Exactly, he said, but it is very important stuff to get done so the sexy stuff can get done properly.

    This is exactly what happens when you prepare your house for the stagers to come in and do their stuff—the sexy results the buyers see and admire.

    Preparing your home for staging involves a lot of work, and most of it isn’t sexy.

    Once you decide to sell your home, it is a business transaction (as bad as that might sound), and you must understand that it is no longer your home. It must be positioned so that someone else can see themselves living there.

    You see it all the time when visiting IKEA. They can make 30 square feet of living space seem like I could comfortably move my family of five into it.

    It’s not tricking people into buying stuff they don’t need. It’s making people believe these things will make their lives better.

    By staging your home, you’re allowing people to decide if buying it will improve their lives. Staging helps with that vision.

    Here is the list I sent them to get ready for staging:

    401 Remitrom Ave – Get Ready to List 

    Your bedroom

    • Remove dresser closest to the door or place it in the closet – we may use it in the second bedroom.
    • Remove at least half the items in the closet.
    • Remove all artwork.
    • Replace the blackout curtains with basic white curtains. IKEA, Walmart, Amazon are great places to find inexpensive ones. Please measure them, but they look like 72-inch panels.

    Second bedroom

    • Couch to living room – if the stager does not like it, it will likely be used in the Florida room.
    • Remove all wall art and shelves.
    • Replace window cover with an inexpensive curtain or sheer.
    • I envision this room as either a nursery or a child room with a single bed.

    Washroom

    • Replace shower curtain with an inexpensive white one. You can find one at Dollarama – IKEA, Walmart, Amazon too.
    • All toiletries including toilet paper hidden away – only soap dispenser on the counter.
    • Keep the art work above the toilet.

    Upper hall

    • Remove wall frames, even from stairway.
    • Patch and paint as needed.
    • The mirror might be used by the stager somewhere.

    Mudroom

    • Clear it out.

    Living room

    • Pack all frames.
    • Remove any wall art.
    • Place the coat rack in the mudroom – we’ll see it the stager can use it.
    • Store your comfy coach, somewhere until your move.
    • Place chest under the window in the mudroom.
    • Be prepared that the stager may not want to use your side tables and coffee table.
    • Clear out the bookshelf – it may be used someplace else or removed depending on stager.

    Dining room

    • Store extra chair that’s sitting against the wall.
    • Remove wall art.
    • Store all alcohol.
    • Be prepared to store all the smaller buffets – I think the stager will use the large antique buffet.

    Kitchen

    • Clear everything off the counters. Store the items you will need in the cabinets.
    • Clear the shelf above the fridge.
    • Remove all fridge magnets.

    Florida room

    • Except for the bookshelf, clear it out.
    • This may be made to look like a sitting or family room.

    Backyard

    • Keep it pretty ????

    Basement – clear as much as possible

    • Store the hanging racks against a wall out of the way if you need to use them.
    • Nothing hanging and remove all clothes hangers.
    • Declutter the storage shelves as much as possible – only the essentials.
    • Clear the storage room as much as possible – maybe place anything that is in a plastic container in the yard shed – maybe any black shelves should be moved into this room to make the main basement look bigger.

    Office

    • Store the exercise equipment.
    • Store anything else that isn’t home office use – that’s what we want this room to be.

    Once my clients completed everything on my checklist, the stager came through. Most of what I had outlined in my checklist put them that much further ahead for the staging day.

    I try to reduce their stress as much as possible, and by doing this work ahead of the stager’s outline, it is more piecework now than a frantic dash. I like to think of it as puttering.

    The stager followed up the day after with her staging preparation checklist with several options. Here it is:

    Front Porch: 

    • Leave “as is” looks great.

    Living Room: 

    • Option 1:
      • Recommending to keep the sofa and instead remove the large wood Hutch located b/w the living and dining room.
    • Option 2:
      • Remove the Sofa and Keep the Hutch if it cannot be stored.
    • Remove the TV, coffee table, bench and area rug.
    • Remove the mirror located behind the door.
    • Remove the metal wall shelf/ledges behind the sofa.
    • Move the tall white cabinet to the basement.

    Note: I really appreciate it when stagers allow for options or flexibility. It’s another stress reliever for my clients.

    Dining Room: 

    • Move the Bar cart to where the large hutch was located.
    • Move the FP to the Sunroom.
    • Keep the table and chairs (6). If the Hutch can be removed and stored then it’s best to show the table with the extensions and 6 chairs. It looks very nice in
    • the photos and will offer more versatility for potential buyers.
    • Keep all of the plants and any décor items.

    Kitchen: 

    • Clear the countertops and leave the coffee maker and utensils and container.

    Sunroom: 

    • Add the FP to this room and place on same wall as tall grey cabinet.
    • Move the tall Grey cabinet to opposite wall.
    • Remove everything else in this room.

    Balcony: 

    • Set up the all the patio furniture for photography and showings.
    • Do you have decorative cushions for the patio sofa and love seat? We can bring if you don’t. (more stress reduction letting them know they can supply rather than have my clients go buy cushions)

    Primary Bdrm: 

    • Move the bed in front of window as we discussed.
    • Recommending to remove the dresser.
    • Keeps everything else in this room. We will bring matching nights but will use your nights elsewhere in the house.
      • Note: Once the bed is rotated can you send photos of how the room looks. We want to see how much space is left on the right side of window.

    Bdrm 2: 

    • Keep everything in this room. And we will set up as bedroom with double bed.

    Basement/Utility Room:

    • Clear the top of the washer dryer.
    • Most of this space looks good.
    • Consider painting the steps but only if time permits.

    Office/Bdrm Option 1: 

    • Consider making this a bdrm/office. Remove the white cabinet (can it fit in the closet or somewhere in the basement, you have lots of space?).
    • Move the desk over to the far right.
    • Move the tall white shelf from living room and place on floor beside the desk. We can then add a twin mattress and bedding.

    Option 2: Leave as an Office only.

    Other:

    • Touch up walls were needed from nail holes, as we discussed.
    • Replace burnt out light bulbs.

    As it turned out, I was wrong about the couch and hutch. This is why I always prefer the stager. They see things differently and know what will look good and what won’t.

    They are always looking through the lens of a designer and photographer. They know how it will be seen with online photos and with in-person impressions.

    For instance, as I walked in the front door to the living room, my eye was drawn to the bookshelf and dining room light.

    The stager saw the TV as a distraction and suggested they take it down. She plans to use the bookshelf as a bed in the basement office to show potential home buyers that it is also a bedroom option.

    Stagers, man. They see things in another dimension…

    As you can see, there is a lot of work involved. Having sold five personal homes, I’ve found that having an individual guide for each room makes the process much easier.

    It will never be without stress, but it can be a much easier process with clear direction.

    I’ve heard so many stories from clients who previously used another agent to sell how unorganized the process was and so many last-minute decisions that made it incredibly stressful.

    Just imagine a jet pilot winging it every time before taking off for a flight.

    Airlines have a checklist and process for every detail that pilots must go through every time.

    I hate flying, but knowing there are processes in place takes my anxiety down to where I can now eat on a flight.

    Stay tuned for part 2.

  • Who Do You Blame For Not Being Able To Buy A Home?

    I get it; everyone wants a bad guy to blame all their problems on.

    For people who think they’re entitled to own a home yet have complained about home prices in Toronto, even when they could have bought a house in 2006 in the East End, Leslieville, and the Junction for $500,000, they blame everyone from banks to all levels of government, and especially us dickhead realtors for inflating the price of a home in Toronto.

    Then, some people hate their agents after they fail to buy a house after several attempts, lumping all agents in the same boat as greedy, keeping them from being able to buy a house.

    Sure, some blame should be put on the agent they chose to represent them, but not the homeowner’s agent.

    The seller’s agent is there for one purpose: to get the best deal possible for the home sellers.

    Period.

    It’s one thing to decide to use the agent that appears in your social feeds doing dances and home tours where they waive you into each room in fast motion.

    A better idea is to choose an agent with experience analyzing the price range of what a home will sell for so your time isn’t wasted on homes you could never afford.

    Here’s an example of a recent listing of mine. I had ten competing offers on a vacant house in Pickering, listed for $699,000. My evaluation suggested it would sell in the $820,000 to $840,00 range. Seven of the nine agents expected me to give them the “price expectations” of my seller.

    In other words, they were clueless about determining the price range at which the house would sell.

    One agent asked me if I would advise her on the side after offers were submitted. She had two separate buyers with offers. 

    No conflict of interest there, huh?

    I’ve always suspected this happens between agents from certain unreputable brokerages, including some of the big-name brokerages you’ve heard of.

    But that’s another post for another day.

    My answer to the agents who asked about price expectations was always the same: the seller is looking for the best offer.

    I gave them my seller’s preferred closing date, June 24th or sooner.

    Why would I tell any agent what the seller was expecting? My “job” is to get the most favourable terms and selling price possible for my client.

    If I gave agents the expected price, how many would pay more? Why would they? I’ve tipped my hand.

    I think this is all an echo of the past decade of a red-hot seller’s market, during which buyer agents would submit an offer, say, $200,000 more than the asking price, only to find that the house sold for $330,000 more than the asking price.

    It could also be that because they have never experienced a truly balanced market, they’ve never had to evaluate a house and likely have never had the option to negotiate a price lower than the asking price when there was an opportunity.

    When I first got into the industry in 2004, I would submit offers of $40,000 less than the asking price, riddled with conditions and clauses that would get laughed at by selling agents today, a deposit of $5,000. I would give the seller 3 days irrevocably because the house had already been on the market for three months.

    Those were the days. Selling 3,500 square foot homes in Aurora for $600,000.

    Let’s look at how this offer night went, and please pay attention to the closing dates. I’ll explain later.

    1. Agent one:
      1. Offer price: $750,001
      2. Deposit: $15,000
      3.  Closing date: July 11
      4. Conditions: none
    2. Agent two:
      1. Offer price: $777,900
      2. Deposit: $40,000
      3.  Closing date: July 4
      4. Conditions: none
    3. Agent three:
      1. Offer price: $770,000
      2. Deposit: $45,000
      3.  Closing date: June 27
      4. Conditions: home inspection and insurance
    4. Agent four (This agent had offers for two buyers):
      1. Buyer one:
        1. Offer price: $770,786
        2. Deposit: $45,000
        3.  Closing date: June 26
        4. Conditions: none
      2. Buyer two:
        1. Offer price: $785,786
        2. Deposit: $40,000
        3.  Closing date: June 25
        4. Conditions: none
    5. Agent five:
      1. Offer price: $800,000
      2. Deposit: $50,000
      3.  Closing date: June 27
      4. Conditions: none
    6. Agent six:
      1. Offer price: $808,000
      2. Deposit: $35,000
      3.  Closing date: June 20
      4. Conditions: none
    7. Agent seven:
      1. Offer price: $670,000
      2. Deposit: $60,000
      3.  Closing date: July 19
      4. Conditions: home inspection and insurance
    8. Agent eight:
      1. Offer price: $779,000
      2. Deposit: $30,000
      3.  Closing date: July 9
      4. Conditions: none
    9. Agent nine:
      1. Offer price: $850,000
      2. Deposit: $50,000
      3.  Closing date: June 21
      4. Conditions: none

    The choice is obvious: who wins here?

    Take the 850, get it signed immediately, and we’re done.

    I’ve done my job and made my client a boatload of money, right?

    That’s what an inexperienced agent would have done. What’s the saying, “A bird in hand is worth two in the bush,” or something?

    Here’s where my experience with negotiations comes into play.

    I set Agent Nine’s offer aside.

    I called agents five and six. They are within my estimated selling price range, and experience tells me with the size of their deposit, they likely have left money off the table and have room to improve. I let them know where they stand regarding offer strength.

    The other agent’s offers were either too far away on price to work with or, if you look at their closing dates, were too far past what I had told them the preferred closing date was.

    See what I mean about choosing your agent? Did the agents not tell their clients about the closing date, or did they simply not pay attention?

    I called and thanked them for their offers, but we will be working with another offer.

    Agent Four insists on having an opportunity to improve her offers. I told her she was too far off and we’d already decided. 

    If, by chance, one of those offers (or both) comes back and is higher than Agent Nine’s, then they will both be given one final opportunity to improve.

    As it happens, Agent Five improved their offer price to $860,000 (Agent Six came up to $828,000), so both Agent Nine and Five were given a final opportunity to give their final and best offer. 

    They were once again reminded that closing before June 25 was important.

    Agent Five returned with $875,100, and Agent Nine with $871,000.

    Which offer did the seller end up working with and why?

    Recall earlier when I said to pay attention to the closing date. A certain tax being threatened (“we’re only asking the top 1% to pay their fair share.. “) would cost a lot more in tax than $4,100.

    Agent Five’s clients were livid—how can we have the highest offer and not get the house? When I reminded them that the closing date was important and ended up being the determining factor, they said their mortgage agent wouldn’t allow them to close sooner than 30 days because it would require them to resubmit paperwork, which made no sense to me.

    Then, they promised me, hand to God, that if we accept their offer, they will 100% be able to close on June 24 once the offer has been approved by the mortgage underwriter.

    I told them I appreciated their promise, but if they can’t move the closing date now, there is a good chance they won’t be able to do it later, and we didn’t want to take that risk.

    Do her agents hold my client’s decision against me? Do they now think I’m the bad guy for not accepting their offer? It was always my client’s decision, not mine, but I’ll be the blame in their eyes.

    What about the other people who submitted offers?

    Do they see the final selling price and blame their agent for not giving them a realistic selling range?

    Am I the asshole agent for “inflating” the final selling price?

    Is my seller to blame for accepting the highest price (even if it wasn’t)?

    Do you see how some people blame others for their inability to buy a home?