Seller's Guide

Office Phone: 416 - 465 - 4545

Direct: 1 - 866 - 949 - 3684

Team Members: Douglas Barrington*

Angela Wood* Yvonne Peterson*

*Sales Representative

Keller Williams Advantage Realty *Brokerage Each Office Independently Owned and Operated

Strategic Seller’s Guide Everything You Need To Know When

Selling Your Home

T H E B A R R I N G T O N T E A M . C O M

What You Will Find In This Book

The Barrington Team Home Selling Guide

• Meet The Barrington Team • What We Do For You • The Home Selling Process • A Few Words On Pricing • Factors That Don’t Affect The Value Of Your Property • Activity Versus Time • Which Improvements Add Value To Your Home? • Six Simple Steps You Can Take To Ensure Your Home

Sells At Top Dollar • Agency—You Have A Choice • The Agency relationship • Getting Your House Ready To Sell • De-personalize the House • Removing Clutter, Though You May Not Think of it as

Clutter • Fixing Up the House Interior • Fixing Up Outside the House • How to prepare for a showing in 20 minutes or less • Frequently Asked Questions • Preferred Vendors

[email protected] 1.866.949.3684 TheBarringtonTeam.com

The Barrington Team and Keller Williams Realty

[email protected] 1.866.949.3684 www.TheBarringtonTeam.com

Our Mission is to build relationships worth having; friendships worth nurturing; services worth referring.

Our Vision is to be your REALTOR of choice for life!

Who are we: REALTORS that train, consult and advise our clients; that protect the interest and confidence entrusted in us by our many

clients; and place those interests above all other parties, including our own.

Our Goals are to meet and exceed our clients’ goals; to provide

service our clients would want to refer to their family and friends; and, to participate in an enjoyable and mutually beneficial

real estate transaction.

Our Belief is that real estate is driven by developing a relationship built on trust, an exchange of ideas and concerns; and honesty.

The Barrington Team VALUES

WIN-WIN — or no deal

INTEGRITY — do the right thing

COMMITMENT— in all things

COMMUNICATION—seek first to understand

CREATIVITY— ideas before results

CUSTOMERS—always come first

TEAMWORK— together everyone achieves more

TRUST— begins with honesty

SUCCESS— results through people

[email protected] 1.866.949.3684 TheBarringtonTeam.com

[email protected] 1-866-949-3684 TheBarringtonTeam.com

What We Do For You

Selling a home successfully requires experience, time, and resources.

Experience From pinpointing an optimal asking price to writing a purchase agreement and negotiating terms of sale, Real Estate transactions are a science.

Time Selling a home involves hours of marketing open houses, phone calls and paperwork that you shouldn’t have to worry about. Using our services ensures that there is always a licensed professional to answer your call. We will take care of it all for you.

Resources Over the many years we have been in the business, we have developed an extensive network of Realtors that we deal with on a regular and on-going basis. All of our resources are directed to sell your home—not to sell us! We utilize yard signs, brochures, direct mail and Internet technology to keep your home in front of potential buyers 24 hours a day, 7 days a week.

Selling your home can be a daunting task. We work hard so our clients can enjoy having their homes sold worry-free and profitably. We would love the opportunity to earn your business.

82% of home sales are the result of Realtors connections Source: National Association of Realtors


The Home-Selling Process

There are a lot of details to be handled when selling a home. It is our job to streamline the home-sale process for you, ensuring everything is completed as quickly and efficiently as possible. This overview is designed to help you understand the various steps along the way.

Preparing for Sale • We will arrange for a professional

stager • Conduct “Right Price Analysis” to

establish a fair market value of your home

• Prepare and complete the listing agreement

• Recommend improvements to maximize your home’s value • Place a lock box on your property, if needed, plus Showing

Beacon

Marketing your Home (Marketing Proposal & Portfolio available upon request) • Marketing your home to its best advantage to the 30,000 Plus Realtors of Toronto, Oakville, Milton, Burlington and Hamilton

Real estate Boards via the MLS system • Place “For Sale” sign on your property • Notify top local Agents of this new listing • Schedule your home for MLS tour • Post your home information on the

Internet • Schedule and hold Open Houses • Deliver Open House invitations to

homeowners in the neighbourhood • Notify all potential buyers with details

of the listing • Flash presentation to other Realtors and prospective buyers • Provide an info box on For Sale sign • Arrange showings for other Realtors AND MORE

The Home-Selling Process Communicating with You • Personal Web access to communication /activity log • Contact you regularly with feedback • Discuss all marketing activities with

you

Coordinating the Sale • Present and discuss all offers with you • Negotiate your transaction with the other Realtor • Prepare and finalize the closing

Other Ways We Can Help • Arrange for an Realtor to assist you in your relocation • Recommend a moving company • Provide you with a helpful moving checklist • Recommend preferred companies for related services

We will work hard to make the sale of your home as smooth and stress-free as possible!



A FEW WORDS ON PRICING

Do NOT list with the Realtor who suggests the highest price. Consumer Reports, stated...

“Expect the agent to suggest a price range, but don’t let that frame you in. Be aware that some devious Agents will, at first, suggest a very handsome price. Then, after they have the listing and the house hasn’t sold, they’ll come back with a pitch to lower the price.”

If you bought IBM stock five years ago and wanted to sell it today, would you call your stockbroker and tell them that you insisted on selling at a 200 percent profit or would you ask them to tell you what the market price is? This is the same principle with our... “Right Price Analysis” on your home.

We prepare a thorough, well-researched computerized “Right Price Analysis” on every listing. As a result, we sell our listings at very

close to asking price. It’s just part of the service we provide.

The value of your property is determined by

What a BUYER is willing to pay in today’s market Based on comparing your property to others

SOLD in your area.

Buyers ALWAYS Determine Value and Selling Price!


FACTORS THAT DON’T AFFECT

THE VALUE OF YOUR PROPERTY


Activity Versus Time

• Timing is extremely important in the Real Estate market.

• Property attracts the most activity from the Real Estate community and potential buyers when it is first listed.

• The property has the greatest opportunity to sell when it is new on the market.

Which Improvements Add Value To Your Home?

What follows are “best estimates” for the most typically consistent remodeling projects we have seen across the country. Unless otherwise noted, the maximum time between remodeling and re-sale must be five

Source: Home Remodeling Magazine

PROJECT

COST

VALUE ADDED

COMMENTS

Kitchen

Low: $25,000 High: $60,000-up

80 to 110%

Cost includes:new cabinets, countertops and

re-wiring: structural changes, relocated plumbing, custom cabinetry, and top-of-the line appliances.

Bathroom

Low: $8,000 High: $30,000-up

80 to 115%

Cost includes: new fixtures and fittings, tile floors

and walls, structural changes, and relocated plumbing. High-end materials and fixtures raise the cost. Note: adding a second bath can yield

more than 100% resale value.

Room Addition

Low: $30,000 High: $50,000-up

50 to 110%

Depends on type of room:a family room or new

master suite (don’t forget to include cost of bath) will add much more value to a home than a

private office or fourth bedroom.

Converting an

attic, basement or garage to living space

Low: $10,000 High: $15,000-up

25 to 40%

Cost assumes no structural changes and no new plumbing; value added depends on size of house

(smaller house, more value) and type of space created (family room or bedroom, more value

than a game room or exercise area).

Adding a deck

Low: $5,000 High: $10,000-up

40 to 60%

The warmer the climate, the more value added; size of deck, complexity of design, and added

amenities (spa, trelliswork) influence cost.

Re-painted

exterior

Low: $2000 High: $4,500-up

40 to 60%

Assumes old exterior was worn and repainting was done immediately prior to putting house on market: a new coat of paint probably adds the

“best profit” to selling an older home.

In-ground

swimming pool

Low: $30,000

0 to 25%

Cost assumes an average-size pool (16’ x 32’) in a rectangular shape; value added depends

on desirability to future owner (banks usually do not include pools in mortgage appraisals).


Six Simple Steps You Can Take To Ensure Your Home Sells At Top Dollar

Step 1: Pricing

It is very important to price your property at a competitive market value right when you list it. The market is so competitive that even over-pricing by a few thousand dollars can mean that your house will not sell. It’s interesting, but your first offer is usually your best offer. Here are reasons for pricing your property at the market value right from the start in order to net you the most amount of money in the shortest amount of time. An overpriced home:

• Minimizes Offers • Lowers Showings • Lowers Realtor Response • Limits Financing • Limits Qualified Buyers • Nets Less for the Seller

Advantages of a Properly Priced home:

• Faster Sale • Less Inconvenience • Increased Salesperson Response • Means MORE Money To Sellers • Better Response From Advertising and

Sign Calls • Attracts “Cleaner” Financing • Attracts higher Offers • Avoids being “Shopworn”

80% of the marketing is done when we decide on what price to list your home. If you are unwilling to list at current market value, you would be better off not putting it on the market at this time.



Step 2: Cleanliness Most people are turned off by even the smallest amount of dirt, dust, or odour when buying a home. Sellers lose thousands of dollars because they do not adequately clean. If your house is squeaky clean, you will be able to sell your home faster and net hundreds, if not thousands of dollars more.

Step 3: Easy Access

Top selling Agents will not show your home if both the key and access are not readily avail-able. They do not have time to run around town, picking up and dropping off keys. They want to sell homes!

The greatest way to show a house is to have a lockbox accessible to real estate agents. As one of our listings, we ask that you allow each Agent who shows your home to use the convenient lockbox to enter your home. This allows The Barrington Team to keep track of who shows the home, how many times it’s shown, and who to send “feedback forms” to. This includes Agents who arrive to host an open house, those who do pre-visit Inspections before a showing, or a follow-up visit. The great news for you is that you never need to adjust your schedule to let anyone in your home!

Step 4: Showtime

When your home is being shown, please do the following:

• Keep all lights on • Keep all drapes and shutters open • Keep all doors unlocked • Leave soft music playing

Showtime Cont’d

• Take a short excursion with your family and pets. Exclusive to The Barrington Team

“showing beacon” • Let the buyer be at ease and let the Agents

do their job You will receive feedback shortly after each showing using an automated system with important details about how the buyer(s) and their Agent perceived your home.

Step 5: Paint and Carpet

Paint is your best improvement for getting a high return on your invest-ment. Paint makes the whole house smell clean and neat. If your home has chipped or faded paint, exposed wood or stains, it’s time to paint. If your carpet is worn, dirty, outdated, or an unusual colour, you may need to seriously consider replacing it. Many houses do not sell for these reasons. Don’t think that buyers have more money than you have to replace carpet. They don’t. They simply buy elsewhere.

Step 6: Curb Appeal

Your front yard immediately reflects the inside condition of your home to the buyer. People enjoy their yards. Make certain that the trees are pruned so that the house can be seen from the street. Have the grass mowed, trimmed and edged. Walkways should be swept. Clear away debris. Remove parked cars. These things, combined, add curb appeal. If a Buyer does not like the outside, they may not even stop to see the inside.



AGENCY You Have a Choice

Seller’s best interests Neutral to Buyer & Seller Buyer’s best interests

Agency relationship created Agent facilitates the Agency relationship

By a “Listing Authority” transaction to the wishes created by a “Buyer

and Benefits of both parties Broker Agreement”

In all relationships, we have a duty to act honestly to both the Buyer and the Seller.

Who Represents You

Seller Agent Buyer Agent Dual Agent

Customer Service

Who Represents You

Seller Buyer Dual

The Agency Relationship

This relationship occurs when a Real Estate Broker , is introduced, through one of his or her salespersons, to a potential client (Principal) An Agency Relationship is formed in many ways, but the most common is through the completion of a listing agreement or a buyer representation agreement. Once the Agency has been established, The Broker, as a matter of law, owes the Principal certain duties:

1) Good Faith and Full Disclosure 2) Competence 3) Obedience 4) Accounting 5) Confidentiality 6) Loyalty

The Brochure “Working with a REALTOR” fully defines Agency in all of its forms pertaining to Real Estate. Please take the time to read this pamphlet in its entirety. Agency has many benefits

that are clearly explained within.

If you have any further questions, simply contact The Barrington Team


Getting Your House Ready to Sell

Introduction - Emotion vs. Reason

When conversing with Realtors, you will often find that when they talk to you about buying Real Estate, they will refer to your purchase as a "home." Yet, if you are selling property, they will often refer to it as a "house." There is a reason for this. Buying Real Estate is often an emotional decision, but when selling Real Estate you need to remove emotion from the equation.

You need to think of your house as a marketable commodity.

Property. Real Estate. Your goal is to get others to see it as their po-tential home, not yours. If you do not consciously make this decision, you can inadvertently create a situation where it takes longer to sell your property.

The first step in getting your home ready to sell is to "de-personalize" it.

De-personalize the House

The reason you want to "de-personalize" your home is because you want buyers to view it as their potential home. When a potential homebuyer sees your family photos hanging on the wall, it puts your own brand on the home and momentarily shatters their illusions about owning the house. Therefore, put away family photos, sports trophies, collectible items, knick-knacks, and souvenirs. Put them in a box. Rent a storage area for a few months and put the box in the storage unit. We can help you with this

Do not just put the box in the attic, basement, garage or a closet. Part of preparing a house for sale is to remove "clutter," and that is the next step.


Removing Clutter,

Though You May Not Think

of it as Clutter

This is the hardest thing for most people to do because they are emo-tionally attached to everything in the house. After years of living in the same home, clutter collects in such a way that may not be evident to the homeowner. However, it does affect the way buyers see the home, even if you do not realize it. Clutter collects on shelves, counter tops, in draw-ers, closets, garages, attics, basements, and in the backyard.

Take a step back and pretend you are a buyer. Let a friend help point out areas of clutter, as long as you can accept their views without get-ting defensive. Let your Agent help you too.

Kitchen Clutter

The kitchen is a good place to start removing clutter, because it is an easy place to start. First, get everything off the counters. Everything. Even the toaster. Put the toaster in a cabinet and take it out when you use it. Find a place where you can store every-thing in cabinets and drawers. Of course, you may notice that you do not have cabinet space to hide everything. Clean them out. The dishes, pots and pans that rarely get used? Put them in a box and put that box in storage too.

You see, homebuyers will open all your cabinets and drawers, especially in the kitchen. They want to be sure there is enough room for their "stuff." If your kitchen cabinets, pantries, and drawers look jammed full, it sends a negative message to the buyer and does not promote an image of plentiful storage space. The best way to do that is to have as much "empty space" as possible. If you have a rarely used crock pot, put it in storage. Do this with every cabinet and drawer. Create open space.


If you have a large amount of foodstuffs crammed into the shelves or pantry, begin using them, especially canned goods. Canned goods are heavy and you don’t want to be lugging them to a new house, or paying a mover to do so. Let what you have on the shelves determine your menus and use up as much as you can.

Beneath the sink is critical, too. Make sure the area beneath the sink is as empty as possible, removing all extra cleaning supplies. You should scrub the area down as well, and determine if there are any tell-tale signs of water leaks that may cause a homebuyer to hesitate in buying your home.

Closet Clutter

Closets are great for accumulating clutter, though you may not think of it as clutter. We are talking about extra clothes and shoes – things you rarely wear but cannot bear to be without. Do without these items for a couple of months by putting them in a box, because these items can make your closets look "crammed full." Sometimes, there are shoeboxes full of "stuff" or other accumulated personal items, too.

Furniture Clutter

Many people have too much furniture in certain rooms – not too much for your own personal living needs – but too much to give the illusion of space that a homebuyer would like to see. You may want to tour some builders’ models to see how they place furniture in their model homes. Observe how they place furniture in the models so you get some ideas on what to remove and what to leave in your house.

Storage Area Clutter

Basements, garages, attics, and sheds accumulate not only clutter, but junk. These areas should be as empty as possible so that buyers can imagine what they would do with the space. Remove anything that is not essential and take it to the storage area. Or have a garage sale.


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Seller's Guide