"Drive Up Appeal": Get your Property Ready to Show.

 When preparing your property to show, work your way from the outside in. It is essential
that your home possess a certain “drive-up appeal.” Remember, a potential buyer’s first
impression of your house is formed while s/he is still sitting in the realtor’s car. So, first
you need to view your house from this perspective. Go stand on the opposite curb and
observe your property. Compare it to surrounding properties. Concentrate on the
following three areas:

Landscaping:
How does your landscaping measure up compared to the rest of the neighbourhood? If
you guess it would rate below-average, make a few adjustments. You might want to
consider buying some bushes and planting them around the property. Do not buy trees,
however—mature trees are expensive, so you will not see a return on your investment.
And immature trees don’t tend to significantly improve the immediate appearance of your
home.

If the problem with your yard isn’t a case of too little greenery, but rather too much, get
out the pruning shears. The purpose of landscaping is to complement the home, not hide
it. Overgrown shrubs should be sheared to a height near the bottom of the windows.
Remove any ivy clinging to the side of the house. Tree limbs should be high enough that
you’re able to walk beneath. Trim any branches that bar the way.

Your lawn should be freshly cut and watered, and an even colour. If there are brown
spots, make sure you begin to remedy this well in advance of putting the house on the
market. You may want to re-sod areas, and you need to make sure these spots are given
enough time to grow, so they will match the existing lawn. Also, if you decide to use
fertilizer, you’ll want to allow enough time for it to take effect. Rake up any leaves or
grass cuttings.

Planting a few flowers is an easy way to add colour and vibrancy to your yard, enhancing
the first impression of your home. Invest in a full flat of mature, colourful flowers, such
as petunias or periwinkles, which last the length of the growing season. Do not buy bulbs
or seeds—they won’t necessarily grow enough by the time you begin showing to achieve
the desired effect. If you don’t have an area in which to plant flowers, consider
purchasing a few flower pots for your porch and planting flowers or blooming plants.
If you have a pool, keep it sparkling and leaf-free.

House Exterior:
When you view your house from across the street, does it appear weathered or faded? If
so, it’s probably time to treat it to a fresh coat of paint. This is usually a sound
investment; new paint can do wonders to increase a home’s perceived value.
Stay away from unusual or loud colours. The new colour should fit in with surrounding
houses, and complement the style and structure of your house.

Examine the roof closely. Old or leaking roofs should be replaced. If there are leaks,
you’ll have to disclose this detail to the home buyer anyway, and they will want it
replaced. If there isn’t any apparent damage, however, wait for word from the home
inspector before making repairs.

The Front Door and Porch:
The front door and surrounding area should look particularly fresh and welcoming, as this
will be the buyer’s first up-close impression as they enter the house. If you paint nothing
else, at least give the door a new coat. Replace the doorbell if it is broken and polish the
door fixture until it gleams. Wash the mail box.

Keep the porch swept and buy a new plush door mat. All of these little things will contribute to the overall effect of a well cared-for and welcoming home. Ensure the lock works smoothly and the key fits properly. When a home buyer visits your house, the Realtor will open the front door with a key. You don’t want the buyers’ first experience to be of waiting on the doorstep while the Realtor fumbles with the lock.                                         

 I am the GUY that will make a difference!

I specialize in selling homes in the in the Okanagan Valley including Westbank, West Kelowna, Peachland with a focus on Rose Valley, Lakeview Heights, West Kelowna Estates and Shannon Lake.

Karen Guy, REALTOR®
Coldwell Banker Horizon Realty
C 250.878.3605 O 250.768.8001

http://www.connectwithkaren.com/

Just Listed: Plenty of Room for the Whole Family!

There is plenty of room for the whole family here! Have you often wondered and asked yourself could I really have a house that gives me everything I need? A nicely landscaped and manicured backyard complete with play structure for the kids that backs onto green space, is walking distance to both the brand new Mar Joc elementary school and a corner store, AND it has income generating potential with a suite? Well look no further it’s all right here at 1463 Rose Meadow Drive. Built in 2003 and with over 3,000 square feet this home has vaulted ceilings in the kitchen and family room area which make this such a nice place just to hang with the family. This kitchen is warm, inviting and spacious. Beautiful (and new) Samsung 4 door stainless steel fridge, corner pantry and an eating bar large enough for the whole family and still enough for a kitchen table. 3 bedrooms, 2 bathrooms, laundry, living room and dining room all up. 4th bedroom and bathroom down on the main level + a self contained one bedroom suite complete with it’s own laundry. You’re just minutes to everything! Don’t wait on this one.

For more details, photos and virtual tour go to www.connectwithkaren.com
Call Karen Guy, Coldwell Banker Horizon Realty, 102-3480 Carrington Road, West Kelowna BC V4T 3C1 at 250.878.3605 or 250.768.8001. MLS ® 10093920

I am the GUY that will make a difference!

 I specialize in selling homes in the in the Okanagan Valley including Westbank, West Kelowna, Peachland with a focus on Rose Valley, Lakeview Heights, West Kelowna Estates and Shannon Lake.

Karen Guy, REALTOR®
Coldwell Banker Horizon Realty
C 250.878.3605 O 250.768.8001
http://www.connectwithkaren.com/

Just Listed! Lovingly cared for Home!

2057 Spyglass Way, West Kelowna, BC Expect to be impressed upon entering this immaculate &amp.  There is no shortage of attention to detail here! Gracious open foyer leads you to the elegant formal living room & dining room with tray ceilings. The kitchen has an island, maple cabinetry with soft close hinges, silestone counters and a nice bright corner sink area to enjoy the view. Window coverings are all Hunter Douglas. The kitchen nook has direct access to a deck that begs you to enjoy your morning coffee & the beautiful views of Kelowna or the horses on the hillside beyond. Master bedroom has a large ensuite with corner jetted tub & a spacious walk-in closet. Basement is fully finished with an additional bedroom/den and a generous sized family room that leads out the beautiful low maintenance and manicured yard. Shows A++ This home has undergone some impressive and thoughtful updates; re-surfacing of all the hardwood to a beautiful matte finish, new carpeting and paint throughout (inside & out), all the counters in bathrooms and laundry replaced, all new baseboards and new casings around all the windows, plus much more. Proximity to the bridge and the new shopping complex (Extreme Movie Theatre, dining, gas bar and Timmy’s) is so handy.

For more details, photos and virtual tour go to www.connectwithkaren.com
Call Karen Guy, Coldwell Banker Horizon Realty, 102-3480 Carrington Road, West Kelowna BC V4T 3C1 at 250.878.3605 or 250.768.8001. MLS ® 10093741

I am the GUY that will make a difference!

I specialize in selling homes in the in the Okanagan Valley including Westbank, West Kelowna, Peachland with a focus on Rose Valley, Lakeview Heights, West Kelowna Estates and Shannon Lake.

Karen Guy, REALTOR®
Coldwell Banker Horizon Realty
C 250.878.3605 O 250.768.8001
http://www.connectwithkaren.com/

How to Get Top Dollar for your Home, Fast!

Your home is likely your largest asset, so selling it may be the biggest financial move you’ve ever made, one that requires significant thought and strategy.  However, once you’ve entered the market, the process may move very quickly:  your property has the best chance to sell within its first seven weeks on the market.  Studies indicate that the longer a property stays on the market, the less it will ultimately sell for.  So, you need to ensure you’re ahead of the game.  Get your property into top selling shape before it hits the market in order to increase its chances of selling within the desired window of time and drawing top dollar.

Use the following tips to seize control of the home-selling process before you begin:

1. Establish the Reasons you Want to Sell your Home:

 These reasons will direct the path you take in the home-selling process.  If, for example, you have already purchased a new home and your goal is to make a quick sale on your current home, this reason will chart your approach.  If, on the other hand, you aim to net the highest price possible for your home, you would need to prepare yourself for a potentially slower process.  Be clear about these reasons, as they will directly influence the amount of time and effort you put into preparing your home for sale, and the amount you set for your asking price.

2. Pricing:

 It is essential you list your property at a competitive market value right from the start.  The competitive nature of the market means that over-pricing by a few thousand dollars could make the difference between your home selling quickly or not selling at all.  Overpricing your home could potentially yield the following results:  minimized offers, fewer showings, fewer agent responses, limited financing, limited buyers qualified for your type of home, or a smaller net price.  You can avoid these outcomes by setting the price of your home at its market value when you first list. 

If you are unsatisfied with the current market value of your home and unwilling to list it as such, consider putting off the sale of your home at this time.

3. Do your Homework:

 Perhaps the most “hands-on” approach to educating yourself about the nature of the current market—what works and what doesn’t—is to explore other homes on the market.  Take advantage of Open Houses in your area, particularly in those homes similar to your own.  Take some notes.  Observe floor plans, lot size, appearance, location, and other features of the property.  Then compare asking prices.  Go through this process before setting your own asking price.  Remember:  you want to get a selling price as close to your asking price as possible.  And if you want to attract this price quickly, you won’t accomplish this by setting your price higher than your neighbour’s.

4. Decide Whether to Invest in an Appraisal:

 Getting an appraisal can be a positive or negative move, depending on the outcome.  It’s up to you to determine how it might fit into your personal plan.  Having an appraisal done can be a good marketing strategy, indicating to potential buyers that your home can be financed, which will increase the chances that your home will sell quickly and for more money.  On the other hand, however, there’s no guarantee you’ll like the final picture offered by the appraisal.  Also, it’s one more cost you’ll have to add to your budget, and an appraisal only lasts for a limited period of time. 

5. Choosing a Realtor:

 Your choice of Realtor will greatly influence your home-selling experience.  For better or for worse, this person will be with you every step of the way during one of the largest financial ventures of your life—and will make a difference in the speed with which your house is sold, and how much it sells for.  Don’t take this relationship lightly.  You should consider a few Realtors before you narrow down your choice.  Of course, one of the initial factors to consider will be whether the Realtor’s personality and enthusiasm is a fit for you and your family.  Also, each candidate should be able to provide you with information on the following areas:  the length of time s/he has been involved in residential real estate in your area, the marketing strategy s/he would use to sell your home, details on other properties in your area their company has sold (how much the property sold for and how long it spent on the market), and his/her philosophy or method of negotiation.  You might want to request a reference list of former clients as well.  Choose a few names on the list and call them.

6. Cleanliness:

Make no mistake, prospective Buyers will be turned off by even a minimal lack of cleanliness, or an odour.  Sellers may lose thousands of dollars if they fail to thoroughly clean the house before they begin to show it.  Begin by clearing the house of excess junk, clutter, and furniture.  Create more space.  Make every room sparkle.  Eliminate odours.  You may be the last to notice a peculiar odour in your house, but it may be the first thing a potential Buyer notices.  So, air out your house prior to showing.  Keep pets in the yard as much as possible, and send any household smokers outside. 

7. Access to your Home:

Agents will be more reluctant to show your home if it isn’t readily accessible.  They don’t want to waste their time running around, picking up and dropping off keys.  Rather, a key should be immediately available for agents at all times. 

Also, go through the following last-minute list to prepare for showing your home:  keep all lights on, doors unlocked, and drapes and shutters open.  If you can, leave the house while it is being shown.  Head to the local coffee shop, or take the kids to the park.  Prospective Buyers will feel more intrusive if the owner of the house is present while they are viewing.  If you can’t leave the house, be as unassuming as possible. 

8. Updated Interior:

A fresh coat of paint may be one of your best investments when preparing your home for the market.  New paint can take years off the appearance of your home, dramatically increasing its perceived value.  Likewise, if your carpeting appears worn, old, or is an outdated pattern, consider replacing it.  The carpet or paint in one room could be the difference between a successful sale and your home being overlooked.

9. Drive-Up Appeal:

 If the buyer doesn’t like the outside of your house, s/he may choose to skip it entirely.  It is essential that your home possess a certain “drive-up appeal.”  Remember, a potential buyer’s first impression of your house is formed while s/he is still sitting in the realtor’s car.  Ensure the trees are trimmed, the walkway swept, the lawn cut.  Paint the door, and put out a new, plush door mat.  All of these little things will contribute to the overall effect of a well cared-for and welcoming home.

I am the GUY that will make a difference!

 I specialize in selling homes in the in the Okanagan Valley including Westbank, West Kelowna, Peachland with a focus on Rose Valley, Lakeview Heights, West Kelowna Estates and Shannon Lake.

Karen Guy, REALTOR®
Coldwell Banker Horizon Realty
C 250.878.3605 O 250.768.8001
http://www.connectwithkaren.com/

Home Inspections: Top Ten Problems

Each homebuyer has different ideas of what will constitute the ideal home for them, these notions often based on particular aesthetic preferences.  But one thing that unites all potential homebuyers is the desire to find a home that is fundamentally sound—in areas beyond the immediate sweep of the eye—and that will provide a safe, comfortable, and efficient foundation for their life behind a new door. 

This is where the services of a home inspector come in.  During a home inspection, at least 30 areas of the home are placed under the home inspector’s “microscope.”  We’ve compiled the ten most common weaknesses uncovered in a typical home inspection.  If not addressed, these problems could cost you thousands of dollars in the long-run.  So, knowing what to look for, and performing your own thorough pre-inspection, will help you to identify areas for repair or improvement before they grow into costly problems.

1.     Damp Basement:

If a mildew odour is present, the inspector will be able to detect it, as this smell is impossible to mask or eliminate.  Mildew odour is often the first indication of dampness in the basement.  The inspector will also examine the walls, checking for any signs of whitish mineral deposit just above the floor, and will note whether you feel confident enough to store items on the floor.

Repairs can run anywhere from $200 to $15, 000, this cost ultimately influencing the calculation of your home’s value, so consider enlisting the help of an expert to ensure you have a firm grasp on the bottom line before moving forward with the sale of your home.

2.     Poorly Installed/ Defective Plumbing:

In older homes, plumbing problems and defects are very common.  The inspector will determine whether your home’s plumbing is subject to leaking or clogging.  Signs of leakage can be visibly detected.  The inspector will test water pressure by turning on all the faucets in the highest bathroom and then flushing the toilet.  If the sound of water is audible, this indicates that the home’s pipes may be too narrow.  The inspector will also check for signs of discolouration in the water when a faucet is first turned on.  The appearance of dirty water is usually an indication that the pipes are rusted—a water quality problem that should be dealt with immediately.

3.     Older/ Poorly-Functioning Heating and Cooling Systems:

      

Heating/ cooling systems that are older or haven’t been properly maintained can pose serious safety and health problems.  An inspector will determine the age of your furnace and, if it is over the average life span of a furnace (15-20 years), will likely suggest you replace it, even if it is still in good condition.  If your heating system is a forced air gas system, the heat exchanger will be examined very closely, as any cracks can result in the leak of poisonous carbon monoxide gas.  These heat exchangers are irreparable; if damaged, they must be replaced.  While replacing these components may seem expensive, a new system will yield heightened efficiency, reducing monthly heating/ cooling costs substantially, and benefiting your long-term investment.

4.     Older/ Unsafe Electrical System:

In older homes, it is common to find undersized services, aluminum wiring, knob-and-tub wiring, or insufficient/ badly-renovated distribution systems.  When an electrical circuit is over-fused, more amperage is drawn on the circuit than what the circuit was intended to bear, creating a fire hazard.  You’ll typically find a 15 amp circuit in a home, with increased service for larger appliances such as dryers or stoves.  If replacing your fuse panel with a circuit panel, expect a cost of several hundred dollars.

5.     Older/ Leaking Roof:

An asphalt roof will last an average of 15 to 20 years.  Leaks through the roof could be a sign of physical deterioration of the asphalt shingles caused by aging, or could indicate mechanical damage caused by any number of factors, such as a heavy storm.  If you decide your roof requires new shingles, you’ll first need to know how many layers are beneath, in order to determine whether the roof must be completely stripped before installing the new shingles.

6.     Minor Structural Problems:

Common in older homes, these problems range from cracked plaster to small shifts in the foundation.  While this variety of problem isn’t large enough to cause any real catastrophe, they should be taken care of before they grow.

7.     Poor Ventilation:

Unvented bathrooms and cooking areas can become breeding areas for mold and fungus, which, in turn, lead to air quality issues throughout the house, triggering allergic reactions.  Mold may additionally cause damage to plaster and window frames.  These problems should be identified and taken care of before any permanent damage is caused.

8.     Air Leakage:

A cold, drafty home can be the result of any number of problems, such as ill-fitting doors, aged caulking, low-quality weather strips, or poor attic seals.  This nature of repair can usually be taken care of easily and inexpensively.

9.     Security Features:

An inspector will look at the standard security features that protect your home, such as the types of lock on the doors/ windows/ patio doors, and the smoke or carbon monoxide detectors and where they’re located throughout the home.  Check with an expert if your home is lacking in any of these areas, in order to determine what costs to expect.

10.  Drainage/ Grading Problems:

This may be the most common problem found by home inspectors, and is a widespread catalyst of damp and mildewed basements.  Solutions to this problem may range from the installation of new gutters and downspouts, to re-grading the lawn and surrounding property in order to direct water away from the house.

I am the GUY that will make a difference!

 I specialize in selling homes in the in the Okanagan Valley including Westbank, West Kelowna, Peachland with a focus on Rose Valley, Lakeview Heights, West Kelowna Estates and Shannon Lake.

Karen Guy, REALTOR®
Coldwell Banker Horizon Realty
C 250.878.3605 O 250.768.8001

http://www.connectwithkaren.com/

Hire the Right Agent, For the Right Reasons: 8 Questions to Ask

Finding a real estate agent who is right for you requires doing a little homework, and
asking the right questions. Choosing an agent is a decision that could ultimately cost or
save you thousands of dollars. Keep in mind the individual you choose will be handling
almost every maneuver in the biggest financial investment of your life. Experience,
interests, and expertise vary from agent to agent, so you should be asking very specific
questions in order to align your own needs with the abilities of an appropriate
representative. 

Use the following list of questions as a guide to finding the agent that is
right for you:

1. How long have you been involved in residential real estate in this area?

If the agent hasn’t been connected to the residential real estate market for several
years, s/he will be out of touch with the cyclical nature of the current market.
Your agent must be familiar with trends of the local market and have an eye for
the ways in which it will change. This knowledge could mean the difference of
thousands of dollars in the long-run.

2. What is your marketing strategy for my home?

A realtor should be able to lay out for you, in detail, a marketing plan to sell your
home. Examine this plan carefully. How much money does the realtor allot to
advertising? What type of media does s/he use? S/he should be able to
demonstrate the effectiveness of one form of media over another, explaining why
his/her particular marketing strategy will sell your home faster and for top dollar.
The realtor should employ current, innovative marketing techniques that indicate
creativity and a willingness to market outside of the box. Stay away from realtors
who rely on traditional, dated forms of advertising. They simply won’t work in
the current real estate market.

3. How do you support a buyer throughout the process?

A realtor should be able to indicate how s/he will support you through each step
of the home-buying or selling process, offering you a unique system to suit your
needs and goals. Also, ask if a specialist will be available at each level of the
sale. Your realtor should always be on hand to answer questions, but the specific
resources of an expert can be invaluable during different stages of the process.

4. What other properties has your company sold in my area?

The realtor should be able to provide you with a complete, detailed listing of their
own sales in your area, as well as other comparable sales. You should get a clear
idea of what you might be able to expect both from the realtor and from the
current market.

5. What is your experience with financing options? How would you suggest I
approach my own financing plan?

Each buyer requires a different financing strategy. A realtor should be able to
suggest a plan catered specifically to your financial background and needs. Don’t
just depend on your lender for information and guidance on financing a new
home. Let your agent lead the way.

6. On average, how close is the selling price of your listings to their asking
price, and how long do they take to sell?

You can contact the Real Estate Board to obtain information on the selling record
of an agent. The Board also has statistics on a broader scale, so you can see
whether an agent’s selling performance is higher or lower than the board average,
and whether s/he tends to sell faster or slower than the board average. Placing the
realtor’s performance on a scale will help you get an idea of how much you might
expect your home to sell for, and how long it might take to sell.

7. What is your philosophy/method of negotiation and how will you apply it
when selling my home?

Your realtor should be able to articulate effective and informed negotiation tactics
that demonstrate a commitment to securing the best price for you.

8. Do you have a reference list of clients I could contact?

Do some homework! Choose a few names on the list and call them. The stories
of others who have gone through the home-selling process can be a valuablesource of information.

I am the GUY that will make a difference! 

I specialize in selling homes in the in the Okanagan Valley including Westbank, West Kelowna, Peachland with a focus on Rose Valley, Lakeview Heights, West Kelowna Estates and Shannon Lake.

Karen Guy, REALTOR®
Coldwell Banker Horizon Realty
C 250.878.3605 O 250.768.8001

http://www.connectwithkaren.com/

How to Set an Offer Price

There is no set equation to determine how you’ll reach an offer price.  Rather, the process involves a range of research and comparison that will vary with each situation.  You’ll need to look at sales of comparable properties, and factor in additional data such as the condition of the property, the current market, and seller circumstances.  With this information in hand, you will be able to determine a fair price range and, from there, establish the price you’re willing to offer.

Concentrate on the following areas to help you determine an offer price:

Comparable Sales

• Compare prices of homes that are similar to the property you’re considering in the following areas:  number of bedrooms and bathrooms, square footage, lot size, type of construction, and garage space.
• The most comprehensive and in-depth information can be accessed through the Multiple Listing Service (MLS).  Your Realtor, who will be working closely with you to set your offer price, can help you navigate this service. 

Property Condition

• Observe how the property compares to the rest of the neighbourhood.  Is it average, above average, or below average?
• Look at structural condition:  walls, ceilings, windows, floors, doors.
• Pay close attention to:  bathrooms, bedrooms, condition of plumbing and electricity.
• Also check the fixtures:  light switches, doorknobs, drawer handles, etc.
• What is the condition of the front and back yards?

Home Improvements

• Cosmetic changes can be largely ignored, but any major improvements should be taken into account.
• Take special note of:  room additions (especially bedrooms and bathrooms).
• Items such as swimming pools may be taken into account, but usually won’t affect your offer.  Your Realtor can offer your guidance in these matters.

Market Conditions

• Seller’s Market:

A seller’s market is considered a “hot” market.  This type of market is created when demand is greater than supply—that is, when the number of Buyers exceeds the number of homes on the market.  As a result, these homes usually sell very quickly, and there are often multiple offers.  Many homes will sell above the asking price.

• Buyer’s Market:

A Buyer’s market is a slower market.  This type of market occurs when supply is greater than demand, the number of homes exceeding the number of Buyers.  Properties are more likely to stay on the market for a longer period of time.  Fewer offers will come in, and with less frequency.  Prices may even decline during this period.  Buyers will have more selection and flexibility in terms of negotiating toward a lower price.  Even if your initial offered price is too low, Sellers will be more likely to come back with a counter-offer. 

• Balanced Market:

In a balanced market, supply equals demand, the number of homes on the market roughly equal to the number of Buyers.  When a market is balanced there aren’t any concrete rules guiding whether a Buyer should make an offer at the higher end of his/her range, or the lower end.  Prices will be stable, and homes will sell within a reasonable period of time.  Buyers will have a decent number of homes to choose from, so Sellers may encounter some competition for offers on their home, or none at all.

Comparable sales information helps you establish a price range for the home you’re interested in.  Adding in the additional factors mentioned above will guide your decision of whether you consider a “fair” price to be near the upper or lower limit—or the middle—of that range.  Keep in mind, this price should be the one you’d be happy with once all negotiations are said and done.  The price you decide to begin with depends on your particular style of negotiation.  Most Buyers begin the negotiation process with a number lower than the “fair” price they’ve come up with.

I am the GUY that will make a difference!

 I specialize in selling homes in the in the Okanagan Valley including Westbank, West Kelowna, Peachland with a focus on Rose Valley, Lakeview Heights, West Kelowna Estates and Shannon Lake.

Karen Guy, REALTOR®
Coldwell Banker Horizon Realty
C 250.878.3605 O 250.768.8001
http://www.connectwithkaren.com/