Seller’s Guide to Listing Your Home

Seller’s Guide to Listing Your Home

Tony Slavin

Broker

Seller’s Guide To Listing Your Home

Our commitment to you:
"To get the best price possible in the shortest amount of time in the current market"

This guide has been created to assist you to achieve this goal in 6 simple steps:

  • Choosing the Right Agent & Sales Professional
  • Pricing the Property Right
  • Preparing Your Home to Sell
  • Marketing Your Home
  • Showing Your Home
  • Negotiating And Accepting a Suitable Offer

Selling in an ever-changing market takes skill, knowledge, and extensive market expertise. When it's time to make one of life's biggest decisions, you'll need the RIGHT partner to guide you. This guide will clearly indicate that the partner, for you, should be myself and Right at Home Realty.

If you have any questions about any of these steps, please do not hesitate to contact me at your convenience.

Tony Slavin
Broker
Right at Home Realty Inc. Brokerage
Cell: 905-767-0101
Email: tony@tonyslavin.com

tony@tonyslavin.com | Cell: 905.767.0101

TONY SLAVIN

My job as a full time Real Estate Broker is extremely important to me. I believe in working together with you, communicating at convenient times for both parties and being available to assist you as soon as I can. I love what I do, so quite often it really doesn't feel like work. Don't ever hesitate to call me, anytime!

My philosophy about real estate is that I am here to help two parties (buyer and seller) find each other and complete a transaction with minimum stress and maximum success. I believe in working together with the Buyer and their Sales Representative to make sure that everyone feels they have experienced an excellent negotiation which was favourable to both parties.

Buying and selling homes are emotional experiences, and I believe working together is in the best interest of all parties.

I advocate for my clients. My job is to obtain the best price, terms and conditions for MY client. But, I find that real estate transactions are far more satisfying to both parties when closing is a pleasant experience for everyone.

I am busy enough to be happy and successful, yet not so busy that I can't take a personal interest in every client.

The sale of your home is as important to me as it is to you. That is my commitment to you!

I truly appreciate your business.

I look forward to helping make your next real estate transaction a pleasant and painless experience, and hopefully even have a little fun!

Testimonials From My Past Clients

Top Notch Agent

" We had Tony as our real estate agent. He was very patient and able to help us find a house we love! His understanding of the market, ability to provide prompt response, and his diligence when dealing with the negotiations was greatly appreciated and valued. We are grateful to have found a REALTOR® that displays such passion for their work and dedication towards their clients, and we would recommend him to anyone! Thank you Tony, you are awesome!"

-     Medea Kalantar

 

Top Notch Agent

"Tony more than met our expectations when selling our home in Whitby AND when buying our home in Kawartha Lakes. Tony was always quick to respond to our questions no matter what time of day or how small the question."

- Linda & John

The Right Choice for Today's Real Estate Market

Right At Home Realty, founded in 2004, is currently the largest independent  brokerage in Canada with over 3,900 Sales Professionals and 7 offices across the G.T.A . We have state of the art technology that meets the requirements of today's Real Estate Sales Professional. Corporately owned and operated with a Board of Directors inclusive of successful entrepreneurs from various industries including; asset management, architecture, corporate development and real estate. The scope of the Board's experience is one of the building blocks of Right At Home Realty Inc., Brokerage's success.

  • Choosing the right Real Estate Sales Professional is important and goes hand in hand in choosing the right brokerage. Right at Home Realty is the NUMBER 1 Brokerage in the G.T.A and Canada* and provides a number of benefits.
  • 100% Canadian Owned and Operated  
  • Centralized Call Centre Owned and Operated by Right At Home Realty
  • Centralized Deal Processing Centre
  • Ongoing professional development: We hold our Sales Professionals to the highest standards and provide them with the most comprehensive training in the industry.
  • Our Sales Team is committed to providing YOU with exceptional Customer Service and have extensive Management Support.
  • Highly experienced managers who provide mentorship,  comprehensive training and development programs through the Right At Home Realty Academy, help them navigate an ever changing market - and ultimately sell your home quickly, for the highest return.

 

*Source Toronto Real Estate Board Data (Jan to Dec 2017). Combined units sold, residential transactions for area delimited by entire Toronto MLS.

Burlington Office

5111 New Street, Burlington

Don Mills Office

1396 Don Mills Road, Toronto

Mississauga Office

480 Eglinton St. W.,

Mississauga

Vaughan Office

9311 Weston Road,

Vaughan

Durham Office

242 King St. East, Oshawa

Newmarket Office

16850 Yonge St., Newmarket

Richmond Hill Office

1550 16th Ave, Richmond Hill

Corporate Office

895 Don Mills Road, Ste. 202, Toronto

Our Branch Office Locations and Board Memberships

The Brand:

The Right At Home Realty Inc. Brand is powerful, distinctive, contemporary, clear and bold.

RAH embodies:

  • Integrity
  • Industry Leadership
  • Growth
  • Innovation
  • Clarity

These elements work to build an image that influences our clients. They symbolize the way we choose to present the RAH value proposition. Such attributes uniquely capture the Right At Home Realty Inc. brand personality.

Our Brand stands out from our competitors and is easily recognizable

Our Values and Beliefs:

The Right At Home Realty Inc. Positive Pledge

  • We pledge to be positive and be a positive influence to our family, friends, co-workers, and community.
  • We promise to be positively contagious and share more smiles and laughter.
  • When we experience a challenge, we will look for the opportunity to learn and grow from it.
  • We believe that being positive not only makes us better, it makes everyone around us better.

Current Market Analysis

Choosing the optimal price for your home is essential to maximizing your home's value. Pricing your home right the first time results in:

  • More exposure
  • More showings
  • More opportunities
  • Achieving the Highest Possible Price in the current market

Before we go to market....

Market Survey:

I view the competing listings within your area to see how your home compares. I may call the Sales Representative/brokers of the sold listings I am using as a comparable home to yours to find out if there were any special circumstances surrounding their sale that I should know about, such as a divorce situation, structural problems, etc. This will assist me in identifying why some of the prices are significantly lower yet the home is comparable.

Professional Comparative Market Analysis:

My Comparative Market Analysis is, in a word, thorough. I will show you the Current Competition and Recent Sales and assist you in calculating the estimated proceeds you should receive at closing. I base my pricing recommendations both on closed sale and the current competition.

Over Pricing

Many sellers believe that if they price their property too high, they can lower the price later. This is true but it comes with consequences.

  • Often when a home is priced too high, it experiences little activity. Gradually the owner will lower the price to current market value, but by the time that this happens it's been on the market for too long and potential buyers may be wary ("What is wrong with the property").
  • On occasion the price is dropped below market value because the seller requires it sold quickly and is forced to sell at a lesser value.
  • Sellers sometimes think "Buyers can always make a lower offer" but potential buyers that are looking within a lower price range may not have considered this property as it was not within their budget.
  • Buyers who can afford a home at the higher asking price will soon recognize they can get better value elsewhere.

"You only get one chance to make a first impression"

 

tony@tonyslavin.com | Cell: 905.767.0101

After the price of your home, the condition of your home is the single most important factor determining the maximum price your home will sell for and within the quickest time frame.

Buyers cannot visualize the potential of a home, they have to see it, which means presentation is key. They tend to focus on: chips in paint, leaks, clutter, loose doorknobs, windows that will not open properly etc.

You can dramatically improve how your home will be viewed with a few quick repairs and tips:

Clean: inside and outside

De-Clutter: People looking at the property need to be able to imagine their own furnishings in the home. While decluttering decide whether to give it away, throw it away or store it away, but remove it from the house if it is not necessary.

Gardening: keep lawns, hedges, and flowerbeds clean and trimmed.

Clean: out the garage, carport or shed to show its full size and potential.

Make minor repairs: Fix everything you can within your budget. Cracked tiles, chipped paint, squeaky hinges and leaky faucets; a buyer may feel that the house has been properly maintained.

Photographs: Professional photos are of the utmost of importance and I will arrange to have a professional photographer on site as soon as the house is "show ready".

Pet Area: should be clean and odor free, it is may be better if your pet is not at the property during showings as it can create stress on them.

Clean again: Really, it's that important.

We will go through your home together to identify items that should be repaired or improved prior to listing your property. I will provide you with guidance, offer staging ideas and give you access to our offices preferred home improvement contractors contact information.

A well-maintained property may provide you with a higher sale price!

Here is your opportunity to tell people what you love about your home and neighbourhood. I will be asking you to write down the top ten things you love most about your home and neighbourhood. I will utilize these in a brochure or audio to promote your home during open houses.

1.______________________________________________________________________

2.______________________________________________________________________

3.______________________________________________________________________

4.______________________________________________________________________

5.______________________________________________________________________

6.______________________________________________________________________

7.______________________________________________________________________

8.______________________________________________________________________

9.______________________________________________________________________

10._____________________________________________________________________

 

1.______________________________________________________________________

2.______________________________________________________________________

3.______________________________________________________________________

4.______________________________________________________________________

5.______________________________________________________________________

6.______________________________________________________________________

7.______________________________________________________________________

8.______________________________________________________________________

9.______________________________________________________________________

10._____________________________________________________________________

Preparing to List Your Home

Required Documents

In preparation for the listing of your home, you will need to gather the following items and info:

  • A copy of the front door key
  • Garage Door Opener and Remotes (If applicable)
  • Your most recent annual property tax assessment and bill
  • The average costs of utilities (gas, hydro, water, etc.)
  • The age of your home
  • Receipts, permits of recent home improvements/upgrades and renovation costs.
  • A list of items that you want to exclude from the home sale
  • Pictures of seasonal features (gardens in bloom).
  • A copy of the survey (if you have one).
  • "10 things I love about my home and neighbourhood"
  •  A copy of floor plans, builder plans or model name, if you have them.

For Condo Owners:

  • Maintenance Fees c/w a list of inclusions or exclusions
  • Parking and Locker numbers
  • Pass Key to the building
  • Status Certificate
  • Bylaws and restrictions of the condominium

If you have any questions or need clarification, please contact me.

Offers on Your Property

As we receive offers on your property, we will review each offer in full, to ensure you understand all the details that will ensure you select the right offer that satisfies your price to accept, your needs and timeframes.

Kindly maximize the agreement by clicking on icon.

Kindly maximize the agreement by clicking on icon.

  • Home Preparation Checklist
  • Home Staging
  • Professional Photos of your Property
  • Colour Feature Sheets
  • Floor Plans
  • Open Houses
  • For Sale Sign with Website Rider
  • Open House Directional Signs
  • Weekly Reporting
  • Just Listed Postcards in Your Area
  • Internet Exposure – Realtor.ca, our personal Websites, and more
  • Social Media Promotion
  • Internet Flyers
  • Local Community Advertising
  • Promotion to 4,000 Right At Home Salespeople and REALTORS® in 16 other Regions in Ontario
  • MLS Exposure on multiple Boards

Toronto Real Estate Board

Durham Association of Realtors

Our Syndication Process

Right at Home Realty's Syndication Process Ensures

Your Home Has Maximum Exposure on the Internet

Right at Home Realty has one the best online marketing programs in the industry. When you list with Right at Home Realty, your home will be marketed to all other real estate websites through our syndication process. The more your home is marketed through internet channels, the better the chances of attracting the right buyers to view your home.

 

Showing Your Home

Access to your home for showings is a critical component of the sales process: however, we understand how difficult and inconvenient it can be to have people come through your home. We will take great steps to ensure this process is as streamlined as possible.

We will schedule showings when you are the most comfortable with them, always check and confirm with you first and ensure only licensed Sales Professionals and their circles will attend the showings.

We will make sure that the key to your home is secure and only accessible to Registered Sales Professionals who have booked an appointment through our call centre. We will provide a lock box that will be placed on your door so you do not have to be present during showings (this is recommended). Our call centre will send a text link to every Sales Professional that has shown the property to allow for feedback regarding how the showing went. I will share this feedback with you as I receive it.

Showing your property takes coordination which our Right At Home Realty Call Centre and myself will ensure to minimize this disruption, based on your times and preferences. It is recommended to accommodate all showings to eliminate the possibility of losing a potential buyer.

 

Tips When Showing Your Home

As interest in your home grows, so will interest in Buyers viewing the real thing, as opposed to seeing it online. It is time to show off your home to potential buyers. i will take care of all the details for these showings, but there are a few tips to maximize the showing experience for potential buyers.

  • Make sure that the home is clean and tidy to ensure it is inviting to buyers to view
  • Turn on all the lights and open the blinds where appropriate
  • Have some quiet music playing in the background
  • Leave inside doors open or slightly ajar, so buyers know what is behind the door
  • If appropriate, light the gas fireplace (if you have one)
  • Remove or kennel pets during showings (if required)
  • Secure jewelry, cash, prescription medications and other valuables or remove them from the home
  • Provide access to the garage
  • Try to avoid cooking foods with heavy odors that may linger during a showing
  • Please save all the business cards of the Sales Professionals that show the property. (We will instruct the call centre to notify the Sales Professionals showing that they must leave a card)
  • It is best if you can vacate the house during all showings
  • For security reasons, do not let any strangers into your home who are not accompanied by a Sales Professional that has booked a showing through Right at Home Realty or a Sales Professional that has not booked a showing. Direct them to me, so they can be pre-screened.

Most Important: be as flexible as you can about the showing of your home. Try to accommodate the buyer's schedule. The more people we show the property to, the better chance of an offer being registered.

Offer On Your Property

As we receive offers on your property, we will review each offer in full, to ensure you understand all the details that will ensure you select the right offer that satisfies your price to accept, your needs and timeframes.

A sample offer form is on the following pages for your reference

Kindly maximize the agreement by clicking on icon.

Negotiating The Offer

This is where things get exciting. Our experience, knowledge and commitment to you will truly shine once we receive an offer for your home. There are many important strategic factors to consider besides the price. This is where we really make a difference as we assist you in evaluating every important term of the contract to be sure we are looking out for your best interests.

It's a conversation: We may receive some lower offers with conditions. No one can force you to accept them. It is the starting point for a conversation to negotiation with the Buyers and their Sales Professional.

Always Counteroffer: Momentum matters. We will negotiate back and forth with the buyers and their Sales Professional until the offer is acceptable to you.

Price is only one factor: We will negotiate on price, conditions, inclusions and exclusions, closing date and possibly deposit. There will be more than one factor to consider.

Even 1% more for your home, can mean thousands of dollars in your pocket.

As part of the offer process, we have to calculate net proceeds. This means we will have to determine exactly how much you will net after paying closing costs.

Once you and the buyer agree on a price and conditions, the buyer will provide a deposit cheque to be held in trust at Right At Home Realty Inc., Brokerage until all the conditions are met. The conditions have a set time for fulfilling and may include home inspection, financing, Sale of Buyer's Property or Lawyer's Approval.

Once all conditions are fulfilled, the buyers sign a Notice of Fulfillment document and the deal is firm. It is possible that in some instances the conditions are not met and the offer will become null and void, in which we will sign a Mutual Release and return the deposit to the Buyers. I will continue to market your house until we have a firm deal.

Calculating Your Net Proceeds

As part of the selling process, it is important to determine your net proceeds. There are a number of closing costs to consider.

Legal Fees: Lawyers' fees will vary, but they often have structured fees for the purchase and sale of homes. Please ensure to ask the lawyer about disbursements.

Disbursements: These fees cover additional costs legal expenses such as travel, photocopies, couriers, registration fees, preparing document transfers and title insurance cost. Disbursements are sometimes included in the legal fees. (Ask your lawyer)

Closing Adjustments: Your lawyer will ensure that over payments or  deficiencies on rents, mortgage interest, property tax and utility charge will be corrected, and the buyer and seller will be credited or charged accordingly depending on the closing day.

Mortgage Fees: Check with your lender to determine the costs, if any, for transferring of releasing your mortgage. This is referred to as a discharge fee to remove the mortgage from title or a penalty if it is an early termination of a mortgage.

Moving Costs: Moving costs vary based on location and destination. If you are moving yourself, take into account, gas, rental vehicles and moving supplies.

Land Transfer Tax - Applies to a Purchase Only: There may be provincial and municipal land transfer tax depending on where you are moving to. The Buyer pays for the land transfer tax on the purchase of your property.

In Conclusion.....

I hope that you found this Home Sellers Guide helpful and informative. As you can see, selling your home is not a simple task; we are here to help you every step of the way.

After reviewing this guide if you have any questions, please do not hesitate to call or email me. I look forward to our meeting to discuss your specific needs.

Sincerely,

Tony Slavin
Broker
Right At Home Realty Inc., Brokerage
242 King Street East, Unit #1,
Oshawa, ON   L1H 1C7
Cell: 905.767.0101
Email: .
tonyslavin.com

 

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 Tony Slavin

 Broker

Seller’s Guide To Listing Your Home


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