You begin with financing. I work with a team of trusted professionals to assist and support my clients. So if you are in the Hamilton area, you should start with a call to me or your favourite REALTOR® who can provide you with the proper contacts. If you are not in the area, I have made many great Real Estate contacts outside of the GHA that I can recommend to you.

It is rather easy and efficient when you have guidance. I believe in being involved from A to Z . I can provide mortgage specialists, inspectors, lawyers and other contractors you may need.  I provide a professional photographer if you are selling a home and as well as my own staging advice, and a professional if needed.

Once you’ve received the information from a mortgage person, the process can begin.  I would also provide a thorough evaluation on any existing owned home. Then set up a search of the entire MLS of properties that meet your needs and price range.  You would give me feedback on the properties sent. This is vital to get us on the same page. For me to get “inside your head” and figure out your “must have’s” and your ” I want’s”.

Then comes the Education Day home viewings. We aren’t necessarily expecting to find “the” house this visit especially since many of the properties will have been on the market for awhile. So not necessarily the cream of the crop. A great day to get the conversation going. A great way to bring out important questions and to focus in on what you are looking for.

Moving forward I am “on it” daily until that perfect home for you does come along. I’ll save the information on the offer process and after the offer for another time.

This is a method that has worked well for me and my clients. I find this step by step process can be completed for first time buyers often within 2 weeks depending on your availability. Longer if you have a home to sell of course. My goal is to save you time and aggravation while finding your perfect home at the best price and educating you on all aspects.

Trust a professional and take your first step by contacting me and let me guide you through this process of finding your dream home!

Expect More, Get More!

www.HamiltonRealEstateSales.com

I’ve written a lot about timing and this is also a factor in the time you take to prepare your home for sale.  Yes there are things you definitely should do, but there are things that can slow you down to the point of costing you money.

Not to mention the return on investment you get from different home improvements.  It is very important to get your Real Estate professionals opinion on what to do and not do before spending the money.

One of the most gratifying things, other than negotiating a great deal for my clients or seeing the joy on clients faces, is when someone says “I never would have thought of that”.

When I go through the house with a client preparing to sell their most valuable asset, I look at it objectively  with fresh eyes.  I can always give a suggestion and often one that will save time and money.  How about just painting that one wall that needs it and creating an accent wall?  How about some new hardware on those cupboards instead of new doors?  A new kitchen is great but you are unlikely to get 100% of the value back.  Spending $ 20,000 to get $ 15,000 doesn’t make sense unless you are in a Buyers market and you need to also increase the saleability.

There is almost always and “UNLESS” so ask a professional first!

I’d be happy to have a look at your home and give you my professional advice.

For more Real Estate and Hamilton information visit my website at HamiltonRealEstateSales.com

Hamilton’s Real Estate market is healthy and strong and on a huge upturn, just trying to catch up you might say. I see it increasing at least over the next few years.  Having said that, I don’t have a crystal ball…..gosh I wish I did.  There are always unforeseen things that impact our local markets.  Global events, mortgage rule changes, economic events, local events to mention a few.

Let’s talk about spikes.

Even in the rising graph there can be spikes.

As a Buyer, I caution you to be careful in a spike.  These can be influenced by the time of year but lately it seems to be more about supply and demand.  Of course the supply and demand issue is partially influenced by time of year.  Lately in Hamilton we have had a shortage of homes to sell to an extreme and I believe we have been in one of those spikes.  Depending on your urgency to buy you may want to adjust your timeline even if just by a few weeks.  Timing is everything.  However, be careful not to wait to long or you can see the prices rise before your very eyes.

If you are a Seller, waiting too long could mean lost dollars if you end up in the fray with other Sellers putting their homes on the market. This could negatively impact the supply and demand from your perspective.  Waiting to get the landscaping done might be a costly decision. Timing IS everything.

Interesting to go back and read this article in The Hamilton Spectator from 2011.  The word definitely has gotten out. I believe Hamilton still has some catching up to do and is thriving and growing. 

Hamilton is a pretty safe investment and in fact a very smart one in my opinion.

Ask your Hamilton area Real Estate professional for advice on Real Estate decisions in Hamilton.  There are many factors that should be considered as you make decisions regarding your biggest or one of your biggest assets or largest purchases of your life.

Contact me for more information at 905-574-4600, toll free 1-877-574-4601 or direct 905-537-6005.

Expect More, Get More!

There an incredible imbalance of buyers and sellers. A huge shortage of homes for sale in Hamilton and area. It is What has caused this PERFECT STORM?

There is the pent-up demand from the Buyers who were taken out of the market due to mortgage rule changes in 2012. Many are coming back into the market now.

There is a huge migration of  buyers from the GTA  due primarily to affordability.  Also the fact that there are more commuting options now and even more in the near future. The construction of a new GO Station with “all day” GO service sure to be a reality in the near future.

Incredible mortgage rates further drive and assist the Buyers make their homeownership dreams come true.

and

Hamilton reinventing itself with a diversified economy and changing job market.  No longer the Steel industry as the primary employer but instead everything to do with the Medical Field, education, research and the world class hospitals.  A booming and  changing demographic with a thriving grassroots Arts/Music/Theatre Community.  Hamilton is no longer a secret and is on the map for many reasons.  A mecca for the outdoor enthusiasts with greenspace, waterfalls, beach front, harbour and amazingly located between a Great Lake and an Escarpment.  Then of course, the people, recognized as a very generous and caring community.

Move up Buyers who are nervous about putting their homes on the market in case they can find anything or who are waiting for the “spring market” to list their homes.

The pressure comes from the bottom, from the First Time Buyers.  Hopefully the “Spring Market” will bring more product on the market to help alleviate some of this pressure.  After all a little more balance is always healthier for everyone.

My best advice….If you are a Seller, LIST your home now and beat the rush of Sellers.  If you are a Buyer without the pressure of time.  Breathe for a few weeks and hopefully you will have more product to pick from soon.

Next I will address the so called benefits and pitfalls of under pricing your home in this type of market.

Visit www.HamiltonRealEstateSales.com for more Hamilton and Real Estate information.

When you are purchasing a home it would seem that “what is the difference between a fixture and a chattel?” should be an easy answer.  Well not always, sometimes there is confusion or the wrong expectations.

First lets differentiate the meaning and use.  A fixture is “a-fixed” to the house and is deemed to stay with the house unless it is excluded from the Agreement of Purchase and Sale.  A chattel is not “a-fixed” to the home and goes unless it is included in the Agreement of Purchase and Sale.

Some items are clear and sometimes we put them into the offer anyways for clarityand to make sure everyone understand what stays and what goes.

A prime example of something causing confusion in the last few years is bathroom mirrors.  It used to be clear that the “medicine cabinet” would stay.  Now, with more decorative framed mirrors that may just be hung on a nail like a picture, it’s not so clear.  The Buyer has an expectation that they will have a mirror in their bathroom on closing.  The Seller says, I paid a lot for that and it’s not “fixed” therefore not a fixture. For clarity I always included “any bathroom mirrors” in the agreements I prepare.

The built-in dishwasher is “a-fixed” by plumbing but since it is an appliance most Realtors® would include it in the “Chattels” section to ensure clarity.  Decorative curtain rodcould be just laying on hardware.  So does that mean the rod can go and the hardware bolted to the wall must stay?  What about wall shelves that are held on a screw much like a painting can be?  What about the bookcase that has been secured to the wall to prevent tipping?  

Not always so clear is it?

If you’re not sure, it’s best to include or exclude in the appropriate areas to make certain everyone has the same expectation.

Helping you through the process.

Expect More, Get More!

Visit http://www.HamiltonRealEstateSales.com for more Real Estate information.

Clients often ask me, “what’s elf’s?”  Well in the Real Estate world it is not Santa’s little helper but an acronym for Electrical Light Fixture.  Unfortunately, there is a lot of information to give and a limited number of characters allowed. We need room for those descriptive words to paint a picture for you, the buying public.

Here are a few more to help clarify.

RSA – Room sizes approximate
Reno’d – Renovated
SPIS – Seller Property Information Statement (this requires a whole blog on its own, ask me about it)
F/P – Fireplace
B/I – Built-in
pc – piece as in bathrooms
SS – Stainless Steel
W/ – With
Sep – Separate
cvac – Central vacuum
TLC – Tender Loving Care
Base – Basement
Prof – Professionally
Hrdwd – Hardwood
GDO – Garage door opener

Let me help you interpret the jargon.  There is a lot said in the remarks of a listing by what is not said and the choice of words used.  Maybe my next blog should be on how to interpret what is not said in a listing remarks section.  Stay tuned.

Contact me with any questions you have or for any assistance with your Real Estate needs.

EXPECT MORE, GET MORE!

As promised here is some advice on buying a home in Hamilton during this incredible booming market.

First find a Realtor® you trust and feel comfortable with and sign a Buyer Representation Agreement. Make sure someone is actively searching for you and is“on it”.  If you attempt to search yourself, you will always be a step behind.  It’s tough for us and we get the information the instant it is uploaded to our Association.

Second, set your search up slightly below where you qualify in this market.  Normally we would search just above where you qualify knowing that the homes will sell slightly below asking.  However, in this market in Hamilton it has become“normal” to sell over asking so this gives you some wiggle room to offer over asking if you are not looking at your max.

Third, don’t be afraid of competition.  Look at the comparable sold properties with your agent and decide what you feel the house is worth.  There are some who strategically under price their listings so don’t get too caught up on the listing price.  What is the value?  More importantly, what is the value to you?  Does it meet your needs?  What are your short and long-term goals related to real estate? What about the area.  Are there any external factors that affect the value beyond the regular increase in the market?  What is happening there?

What is the magic number in competition?  That is always changing and is different in every scenario.  A question I would ask you after looking at the comparable properties that are similar and have recently sold is; What is the number that you will be okay with if you lose by a little and if you win, you won’t feel you overpaid?  That is the magic number because it’s the one you will be comfortable with win or lose.

I know it is extremely frustrating but this is happening because you are in thehottest market in Canada and there is no sign of that changing. Hamilton is an excellent place to buy and a great investment.

Lastly, don’t let you emotions get the best of you.  Find a Realtor® you trust and have faith.  It is a difficult process but a worthwhile one and the rewards can be fantastic!

For more information on Hamilton and Real Estate in Hamilton, visit my website atwww.HamiltonRealEstateSales.com and contact me at 905-574-4600.