By Barb Schwarz, Stagedhomes.com

This time a year I am often asked by real estate professionals and stagers whether they should stage their client’s homes for sale in a special way for the holidays.

My answer? Yes.

It’s absolutely essential that we stage according to the season we are in. Here are some suggestions to consider:

Keep it warm

The key to staging for the holidays is to keep homes warm and inviting. Prospective home buyers will not take their time to explore the home if they are cold. This is especially important to keep in mind if a property is vacant. I recommend making the investment to keep the home heated during the cold months.

Keep it light

This time a year our homes become darker. Therefore, use ample lighting throughout the home.  Make the investment to make sure timers are on in every room.

Keep it basic

As you may have heard me share before, how we live in our home is and should be different from how we sell a home. That certainly applies when it comes to holiday decorations. Remember, you want home buyers to see the home, not allow decorations to grab their attention away from envisioning what it would be like to live there.

For the holidays we decorate our homes to celebrate our faith. When staging a home for a sale, my suggestion is to keep the faith-based decorations to a minimum. For example, you might choose to display a Christmas tree, a nice wreath on the door, and a centerpiece on the table.

Keep it clean

In one way, staging a home during the holidays is no different from any other time a year. It is always important and essential to keep a home clean and free from clutter. Keeping it clean can be more difficult during the holiday season. Snow and rain may cause your home to quickly look untidy during a showing.

Keep it neat outside

“If you can’t see it, you can’t sell it.” Truth is, we start selling a home before the home buyer enters the home. It is important to look at what greets the visitors from the curb. This time a year, there are snow, branches and leaves that can turn the focus away from even the most beautiful home. Is the home easily visible from the street? Is it well-lit? Is the driveway clear of snow? Once you have cleared the area in front of the home, you may want to add colors by putting a pot of colorful flowers outside and maybe invest in lights.

Real Estate Board of Greater Vancouver Market Update

Greater Vancouver residential property sale and listing activity below 10-year averages in November

Macdonald Realty Market Update

With the Fall Market in full swing, it is important to know that not all agents and not all real estate companies are created equal. When hiring a professional to sell your home, take the time to ask them what their sales model is to ensure that it meshes with your goals.

Below, I outline what the Macdonald Realty Model entails:

The Macdonald Realty Model

For most people, their home represents the single largest investment that they will ever make. In addition, the government encourages home-ownership by making principle residences one of the few investment vehicles on which CRA does not tax capital gains. Because of this, it is important for owners to make an informed decision about how they sell their home.

Macdonald Realty has prided itself as being a full-service real estate company since 1944, but what does that mean? Macdonald Realty's full service model means taking a client by-the-hand and guiding them through the process of Evaluation, Marketing, Negotiation, Completion, and Post-Completion to ensure that they receive the best price and conditions for their home, with as little inconvenience as possible, while limiting financial and legal risk.

1. Evaluation

A Macdonald Realtor will provide you with a comparative market analysis (CMA) that outlines the strengths and weaknesses of your home, along with the current market conditions, including both recent sales and current listings, so that you may make an educated choice when it comes to pricing. Pricing is an art, and along with this information, your Macdonald Realty agent, as a full-service professional, will be able to explain who the target market is and how to maximize value. Do you price low to attract a competitive offer situation or at market value to ensure you only work with motivated buyers? Perhaps you price high to leave yourself room to negotiate?

2. Marketing

Effective marketing is crucial to ensure you get the best price for your home. Marketing doesn't stop at placing a sign on the lawn and posting your house on MLS. A Macdonald Realtor, in consultation with the client, can provide a market analysis and property review to give you suggestions on how you can effectively improve the appearance of your home. In addition, he/she will respond to buyer/realtor inquiries, conduct open houses, qualify buyers for private showings, utilize the Macdonald Realty creative marketing department to create high-quality marketing materials, provide an online presence on Macrealty.com and other channels, utilize print advertising and social media tools, and leverage company programs and affiliations like Leading Real Estate Companies of the World, the world's largest residential real estate network with over 140,000 affiliate agents worldwide.

Your Macdonald Realty agent will also perform legal tasks like checking title, securing strata documents, and assisting with the property disclosure statement so that your legal and financial interests are fully protected.

3. Negotiation

A Macdonald Realtor has been trained to provide advice and guidance throughout this process to ensure that you protect your own interests while maximizing the value for your home. It is important to have a great negotiator on your side and Macdonald Realty has over 350 years of collective managerial experience for our agents to draw upon should a unique situation arise.

Once the deal is accepted, a Macdonald Realty agent will work hard to resolve any issues which may come up before the deal goes firm. If, for any reason, a problem should arise, our agents have the backing of a full-service real estate company to support them. Many times, financing and tenancy issues can be resolved in-house. In instances where they cannot, your agent will be able to assist you in the renegotiation process to maximize your chances of the deal staying on track.

4. Completion Services

Once the deal is near completion, a Macdonald Realtor will work to ensure that all required legal documentation is transmitted to their respective legal and governmental bodies. Your agent will assist with solving last minute problems, and possession will be arranged. This is a stressful time and it's important that all closing issues are dealt with efficiently to ensure a smooth transfer.

5. Post-Completion

Your Macdonald Realtor's job is not over even though the deal has completed. He/she is still responsible for smoothing over any post-completion issues and being the primary communications conduit between the buyer and seller. In addition, he/she can be called upon to provide any advice with respect to settlement services, trades, and/or troubleshooting that may be required. Being a full-service professional, your Macdonald Realtor will have the answer for you, or know where to get it.

Macdonald Realty believes its model is the best way of protecting the interests of buyers and sellers. With our system, agents only get paid if a buyer and seller agree on the sale of a property. In other words, with Macdonald's business philosophy, our agents are rewarded on performance.

Macdonald Realty and its agents invest hundreds of thousands of dollars every year in training, education, market research, program development and agent support to ensure we have the necessary skills to provide our clients with the best service in the industry. Our agents are effective negotiators, knowledgeable professionals, effective marketers, and educated advisors.

For an Infographic on the home BUYING process, click here. And visit our Facebook page to see the most recent stats on your neighbourhood.

Planning to buy a home?

On top of the down payment that you have saved for you must make sure to plan for these additional costs:

1) Home Inspection ($400 - $700)

Prior to purchasing a home it is highly recommended that you hire a professional home inspector to determine

whether there are any defects that the previous homeowner either did not disclose or did not know about. Most

Realtors will make sure that the Buyers hire a home inspector, otherwise they will have their clients sign a legal

disclosure form where they state that they declined to do so, despite the Realtor's suggestion.

2) Lawyer or Notary Fees ($800 - $1700)

These are the fees pertaining to searching the land title, investigating the title, drafting all necessary documents,

registering the title in the land title office and for the HST on legal fees.

3) Property Taxes (varies)

If the annual property taxes have already been paid by the previous home owner, you will need to reimburse the

Seller based upon when you take possession of the home. For example, if the previous home owner paid $1000

for the year and you take possession in November, you will need to pay the Seller back for the months of

November & December.

4) Property Transfer Tax (1% on the first $200,000, and 2% of the balance)

For example, if the home sale price was $350,000 you will need to pay $5,000 in property transfer tax. First time

home buyers are exempt if purchase price is under $425,000, if you have never owned property before, and if the

home you are purchasing will be your primary residence.

5) HST or GST (12% before April 2013, 5% after April 2013)

This is the sales tax for new construction homes. If you are purchasing a re-sale home that has already been lived

in you DO NOT have to pay HST or GST. Certain rebates are available to eligible home buyers.

6) Other Possible Costs

If your lender requires a survey certificate or appraisal of the home for financing, this will also be at your cost. In

addition, if your down-payment is under 20% of the purchase price, you will need to pay a premium for mortgage

insurance, since you are considered a higher risk to the lender.

In conclusion, make sure to work closely with your Realtor and mortgage broker to ensure that you are fully

informed and aware of all the expenses to expect when buying a home.

AS OF NOV. 1:

1. Lines of Credit: You can now only borrow to a maximum of 65% loan to value of your property - in the past it was

80%

2. Self-Employed: Clients who are self-employed can ONLY go to a maximum loan to value of 65% on conventional

mortgages.

3. All Variable Rate Mortgages must use the 5-year Bank of Canada benchmark rate to qualify as well as any fixed or

variable terms less then 5 years insured or conventional must qualify on the 5 year fixed Bank of Canada benchmark

rate. So, if 3 year rate is 2.9% ... that is fine you can get it ... but you need to qualify at the current 5 year rate (currently

5.27%!).

IF YOU HAVE LESS THAN 20% down payment, otherwise known as high ratio mortgages, insured through CMHC or

Genworth.

1. Amortizations are reduced to 25 years from 30 years.

2. Refinancing is REDUCED from 85% Loan-to-value (LTV) to 80% - no change to purchases.

3. Properties purchased over $1 million no longer will be eligible for mortgage insurance. Anything over $1 million

dollars, 20% down payment is required.

4. GDS and TDS set at 39% and 44%. The reduction in amortization combined with the lowered GDS ratio could

affect a number of people's ability to qualify.

With any business or profession, the general public has often formulated a group of beliefs that are commonly

held as fact. Some of these beliefs may be well deserved; others may be born out of an isolated incident or reflect

past practices that are no longer in place.

Here are a few of the more common real estate myths, let's seperate fact from fiction.

1. When buying, working directly with the listing agent will help me get a lower price for the house. 

Some buyers think a seller can save money on real estate commissions if there is no buyer’s agent involved with

the transaction.

In reality, sellers have usually negotiated to pay a total amount of commission, regardless of whether one or two

agents are part of the process. If you don’t have a buyer’s agent representing you, it just means more commission

for the listing agent. There can be exceptions, but in most cases, there’s nothing to be gained and a lot to be lost

by not availing yourself of the expertise offered by a buyer’s agent.

2. The higher I price my house, the more money I’m likely to get for it.

Pricing a house for sale is one of the most important yet most often bungled parts of a real estate sale. Some

sellers think they’re building in extra negotiating room. But overpricing your house right out of the gate almost

always results in a negative impression by buyers, as well as agents, and that impression will ultimately depress

the perceived value of your property.

Removing the stigmatization of being overpriced usually requires that you compensate with multiple price

reductions, resulting in a lower sales price than would have been achieved if the house was reasonably priced

from the start.

3. If I look long enough, I’ll find the perfect house. 

Unfortunately, there is no perfect house. Unless you have an unlimited budget, buying a house is a set of

compromises.

You might find a place that has the perfect lot, but the house isn’t everything you want it to be, or vice- versa. So

unless you want to make house shopping a multi-year hobby, try to prioritize your needs and recognize there will

be trade-offs. If you get 85 percent or more of everything you want, that’s doing pretty well.

4. Working with a lot of real estate agents will improve my chances of finding the right house.

Some buyers go out there and fire up half a dozen real estate agents, thinking that the more agents they have

beating the bushes, the better their chances will be in finding the right house at the right price.

First off, agents are all playing with the same deck of cards since there’s only one multiple list system to draw

listings from. There really aren’t any “secret” listings that can give certain agents the inside track.

Second, developing a close relationship with just one agent will allow that agent to more fully understand your real

estate needs and wants.

And third, agents work on 100 percent commission, so be judicious about using their time if you’re not really

serious about including them in a transaction to buy or sell.

5. With all the information available on the Internet, I don’t really need a real estate agent.

It’s true that you can find just about anything on the Internet. We’re sure you can find detailed instructions on the

Web about how to remove your spleen. But that doesn’t mean such a thing is necessarily a do-it-yourself kind of

project.

There are many internet sites that can help you locate possible homes to buy. But when it comes to negotiating a

purchase or making sure a transaction actually gets to settlement, a laptop will never replace a real live agent.

6. In today’s market, it’s always a good idea to first lowball sellers. 

Since we’ve been in a buyer’s market for some time now, many buyers think “what the heck, let’s throw a lowball

offer in there and see if we get lucky.” If it’s a house you’re willing to walk away from, that may be fine. But, if it’s a

house you really want, lowballing the seller might poison your ability to ultimately do a deal.

When the initial offer is unreasonably low, sellers frequently get their back up, and they can become significantly

less pliable when it comes to further price negotiations.

7. Sellers should never take the first offer. 

Every once and a while, we put a house on the market and it gets an offer right off the bat. Even if that offer is a

good one, sellers frequently start second-guessing themselves and are reluctant to take a contract that comes in

quickly.

We can’t tell you how many times we’ve seen a seller turn down that offer, only to find (six months later) that it was

the one they should have taken. A fast offer for top-dollar doesn’t automatically mean you underpriced your house.

You may have just been lucky to get someone who wanted a place exactly like yours, who was out there shopping

right when you put it on the market.

8. If I wait, the market will turn in my direction. 

The only problem with this theory is that we’re in a very uncertain market, and trying to time the market is nearly an

impossible thing to do.

Since we’re in a period of transition, the chances that market conditions will appreciably change to benefit either

buyers or sellers is very low. In all likelihood, we will experience slow price appreciation, which will benefit sellers.

But, along with that price appreciation, we will also have more homes come to market, something that will be to

the advantage of buyers. As a result, neither side will find themselves in the driver’s seat over the foreseeable

future.

9. Real estate agents try to drive up home prices so they will get paid more. 

People know agents get paid as a percentage of a property’s selling price. So it’s not unreasonable to assume

that agents would have a vested interest in higher prices. But that’s not really true.

If someone pays an extra $5,000 for a house, the additional commission for the agent will be less than $100.

Plus, if an agent were to blow a deal apart by pressing for a few more dollars in the sales price, their commission

would become zero. No agent is going to risk a $7,000 commission in hopes of making an extra hundred bucks.

Besides, the market, seller motivation and comparable sales dictate prices, not agents.

10. Now is a bad time to sell, or now is a bad time to buy. 

You wouldn’t think that both of these could be true at the same time, but unless you’re an investor, they can be.

The reason is that houses aren’t purely a financial decision.

There are many other non-financial factors that can come into play. People get married; people get divorced; they

have babies; any number of things can happen that may inspire you to buy or sell a home. Waiting for the most

favorable economic environment to do so, isn’t always possible. Saving a few extra dollars in a real estate

transaction usually isn’t worth compromising the quality of your home life.

As we said, there are misconceptions that exist in every business. Real estate is no exception, and there are

many more myths than the few we touched on here. Solid information is always a key to success in making good

decisions. So, when it comes to real estate, make sure you’re dealing with reality, and not being misled by

perceptions that are out of date with how the process works, or out of sync with what’s going on with the market.

Homeowners in northern states have already had to turn on their furnaces and boilers this fall. And a lot of them

are already paying too much to make the house warm and keep the lights on. The thing is, you don't have to be a

glutton to waste energy—many homeowners with good intentions still end up blowing money this time of year.

Here's a look at a 17 common mistakes folks make—and some quick fixes and long-term solutions to keeping a

home's systems running as efficiently and inexpensively as possible.

1. Not covering leaky windows and patio doors. 

Single pane windows let cold air infiltrate into the house. So do windows and doors that aren't sealed properly. A

fast, inexpensive solution is to cover windows and patio doors with a clear sheet of plastic. You can cover five

windows for about $20.

2. Using CFLs everywhere. 

Everyone knows that compact fluorescent light (CFL) bulbs consume less energy, but that doesn't mean they're

always the best choice. "They're really not made to be turned on and off repeatedly," says Brian Winters, co-owner

of Winters Electric, Inc., in Colorado Springs, Colo. "They are designed to be turned on and left on." Constantly

turning them on and off, like in a bathroom or hallway, can shorten their lifespan. "They make more sense outside

where you're leaving on a light from dusk until dawn."

3. Overlooking LEDs. 

Light-emitting diodes (LEDs) are sometimes a better choice than CFLs. They don't contain mercury, aren't affected

by frequency of use, and use less energy than CFLs. Plus, some pretty appealing products are hitting the market.

4. Not insulating outlets and wall switches. 

There's probably not much, or maybe any, insulation behind the outlet boxes in your exterior walls. To stop cold air

from leaking through, remove the cover plates, place a piece of foam insulation over the outlet or switch, then

reattach the cover. You can buy 10 foam pieces for only $2.

5. Leaving holes unfilled. 

Holes in exterior walls and floors for plumbing pipes, vents and electrical conduits can let outside air into the

house. Fill the gaps and holes with sealant.

6. Using incandescent bulbs without a dimmer. 

Dimming incandescents reduces the amount of electricity they use. "The bulbs last longer and use less energy,"

Winters says.

7. Not adjusting the thermostat at night. 

When you're away from home for more than four hours, or tucked in at night, turn down the heat to save a few

bucks. Programmable thermostats can do this for you. Some can even think of this on their own.

8. Keeping worn out door seals. 

Even with adequate caulking, doors can still be drafty when the weatherstripping wears out. Pull off the old strip,

then install new weatherstripping with staples or small nails.

9. Letting warm air escape through the attic hatch. 

Weatherstripping is useful beyond just sealing doors and windows. The foam strips can also seal attic access

doors. While you're at it, attach insulation to the attic side of the door. This keeps the air you're paying to heat or

cool from escaping up the hatch.

10. Not replacing loose caulk. 

While you're weatherstipping doors and windows, you might notice some loose, cracked caulk around those

opening's perimeters. Use a putty knife or an oscillating tool's scraper to remove the old caulk around the exterior

of doors and windows, then seal around them with the appropriate weatherproofing caulk recommended for the

material.

11. Under utilizing your ceiling fan. 

A ceiling fan keeps air circulating. In the winter, the fan pushes the warm air down from the ceiling to help keep

your warm.

12. Leaving a gap under your front door. 

Some door thresholds are adjustable by turning a few screws. If you can see daylight under your door when it's

closed, raise the threshold, but not so much that there's friction when closing the door.

13. Leaving a gap under your garage door. 

If your garage door doesn't close flat and level across the garage floor, cold air, leaves and rain water can blow

inside. Place a flexible garage door weatherstrip across the floor to provide an air-tight seal.

14. Allowing indoor air to escape up the chimney. 

Most chimney dampers don't provide an air-tight seal, and they allow cooled or heated air to leak out up the flue. A 

chimney balloonprovides a solution—inflates to create a seal, and it's much easier than installing a new damper.

It's quick and easy to remove and install, and if you forget it and light a fire, it'll fall out on its own. Word of caution—

removing an inflated balloon is messy.

15. Letting the water run while shaving. 

This wastes hot water and the energy to heat it—that's true all year long.

16. Not bleeding radiators. 

If a radiator is full of air, it can't fill with water. With the boiler running and a bucket handy, open the radiator's valve

and allow the air to escape. Catch any water that comes out and close the valve. The radiator can now fill with hot

water and keep the room toasty. (Note: Don't leave the valve open and unattended—and make sure the radiator

valves are all shut before firing up the boiler for the first time in the season—or hot, dirty water will go all over the

floor.)

17. Using a worn-out furnace filter. 

This affects indoor air quality as well as efficiency. Inexpensive blue fiberglass filters can stop large particles that

will damage the furnace, but to really get good results—and to block 90 percent of pet dander, mold spores, and

other allergens, consider investing a Filtrete filter. They cost more, but these three-month filters perform better and

last three times as long as the blue styles.

You will want to make the process of shopping for a home as productive and enjoyable as possible. After all, you'll be

on a quest to find your next dream home. That's why it's important to take the right things with you:

• A digital camera, so you can take pictures of the features you like in the properties you see.
• A notepad, so you can take notes.
• Measurements of your largest pieces of furniture, so you can confirm they'll fit in the rooms of properties you like.
• A measuring tape.
• Some healthy snacks and beverages, (especially important if you're taking the kids along).
• A map of the area, so you can check out local parks and other neighbourhood features.
• Clear driving directions to each of the properties you want to see.

One of the best ways to shop for a home, and actually enjoy the experience, is to work with a great REALTOR®.

Happy home shopping!

You’ve been saving for awhile, weighing your options, looking around casually.  Now you’ve finally decided to do it

—you’re ready to buy a house.  The process of buying a new home can be incredibly exciting, yet stressful, all at

once.  Where do you start?

It is essential you do your homework before you begin.  Learn from the experiences of others, do some research. 

Of course, with so many details involved, slip-ups are inevitable.  But be careful:  learning from your mistakes may

prove costly.  Use the following list of pitfalls as a guide to help you avoid the most common mistakes.

1. Searching for houses without getting pre-approved by a lender:

Do not mistake pre-approval by a lender with pre-qualification.  Pre-qualification, the first step toward being pre-

approved, will point you in the right direction, giving you an idea of the price range of houses you can comfortably

afford.  Pre-approval, however, means you become a cash buyer, making negotiations with the seller much

easier. 

2. Allowing “first impressions” to overly influence your decision:

The first impression of a home has been cited as the single most influential factor guiding many purchasers’

choice to buy.  Make a conscious decision beforehand to examine a home as objectively as you can.  Don’t let the

current owners’ style or lifestyle sway your judgment.  Beneath the bad décor or messy rooms, these homes may

actually suit your needs and offer you a structurally sound base with which to work.  Likewise, don’t jump at a

home simply because the walls are painted your favourite colour!  Make sure you thoroughly the investigate the

structure beneath the paint before you come to any serious decisions. 

3. Failing to have the home inspected before you buy:

Buying a home is a major financial decision that is often made after having spent very little time on the property

itself.  A home inspection performed by a competent company will help you enter the negotiation process with

eyes wide open, offering you added reassurance that the choice you’re making is a sound one, or alerting you to

underlying problems that could cost you significant money in both the short and long-run.  Your Realtor can

suggest reputable home inspection companies for you to consider and will ensure the appropriate clause is

entered into your contract.

4. Not knowing and understanding your rights and obligations as listed in the Offer to Purchase:

Make it a priority to know your rights and obligations inside and out.  A lack of understanding about your

obligations may, at the very least, cause friction between yourself and the people with whom you are about to enter

the contract.  Wrong assumptions, poorly written/ incomprehensible/ missing clauses, or a lack of awareness of

how the clauses apply to the purchase, could also contribute to increased costs.  These problems may even lead

to a void contract.  So, take the time to go through the contract with a fine-tooth comb, making use of the resources

and knowledge offered by your Realtor and lawyer.  With their assistance, ensure you thoroughly understand every

component of the contract, and are able to fulfill your contractual obligations.

5. Making an offer based on the asking price, not the market value:

Ask your Realtor for a current Comparative Market Analysis.  This will provide you with the information necessary to

gauge the market value of a home, and will help you avoid over-paying.  What have other similar homes sold for in

the area and how long were they on the market?  What is the difference between their asking and selling prices? 

Is the home you’re looking at under-priced, over-priced, or fair value?  The seller receives a Comparative Market

Analysis before deciding upon an asking price, so make sure you have all the same information at your fingertips.

6. Failing to familiarize yourself with the neighbourhood before buying:

Check out the neighbourhood you’re considering, and ask around.  What amenities does the area have to offer?

  Are there schools, churches, parks, or grocery stores within reach?  Consider visiting schools in the area if you

have children.  How will you be affected by a new commute to work?  Are there infrastructure projects in

development?  All of these factors will influence the way you experience your new home, so ensure you’re well-

acquainted with the surrounding area before purchasing.

7. Not looking for home insurance until you are about to move:

If you wait until the last minute, you’ll be rushed to find an insurance policy that’s the ideal fit for you.  Make sure

you give yourself enough time to shop around in order to get the best deal.

8. Not recognizing different styles and strategies of negotiation:

Many buyers think that the way to negotiate their way to a fair price is by offering low.  However, in reality this

strategy may actually result in the seller becoming more inflexible, polarizing negotiations.  Employ the knowledge

and skills of an experienced realtor.  S/he will know what strategies of negotiation will prove most effective for your

particular situation. 

A carriage house, also called remise or coach house, is an outbuilding which was originally built to house horse- 

drawn carriages and the related tack.

Horse-drawn carriages are much less common now than in previous times, creating very little need in the modern

world for true carriage houses. Accordingly, many carriage houses have been modified to other uses such as 

secondary suites, guest houses, automobilegarages, offices, workshops, retail shops, bars, restaurants, or storage

buildings. However, such structures are still often called carriage houses in deference to their original function and

regardless of their current use.

Today, with high-density housing becoming a solution to affordable housing in BC, we can see an influx of carriage

homes being built throughout Greater Vancouver and the Fraser Valley. Not only do these homes provide a more

affordable means of owning a detached home, since they are generally on smaller lots and are therefore priced

lower than most newly constructed single family homes, the secondary suite effectively becomes a mortgage helper,

proving additional rent income that can be applied to your mortgage payment. Carriages homes provide a great

opportunity to get into the real estate market affordably and to reap the rewards from an investment or rental property.

Click here to see current Coach Home listings in Greater Vancouver & the Fraser Valley: 

http://justrealty.ca/recip.html/browse/SearchResults.form?sort=0