Dealing With Multiple Offers on Your Edmonton Property

You may think that having to deal with multiple offers on your home is a wonderful problem. After all, there are so many buyers clamouring to purchase your Edmonton property!
The challenge, however, is picking the best offer – and that isn't always the one with the highest price. Most offers come with conditions, such as "conditional on securing  financing",  "conditional on the sale of our current property" (not a very good one) and others.
You have to consider both the price and the conditions when choosing which offer to accept. There are other considerations, too. What if someone makes a great offer on your home, but they don't have a pre-approved mortgage and they haven’t put their current home on the market? YIKES! Not good! That kind of offer is risky because it is more likely than an unconditional offer to fall through. So there's a lot to think about when you're in the seemingly enviable position of dealing with multiple offers. How do you select the right one? The answer is to have good experienced REALTOR® team (like Audrey Abuan and Mike Muranetz) by your side to help you make the right decision for you & your family!
Want more tips on how to get multiple offers for your home? Call Audrey and Mike today & they will show you how to make it happen on your home, even in today's market!

Do You Know the Basics of Home Security?

Most people feel confident about the basics of home security. For example: Keep all doors locked. Have a light on in the house while away. Never hide a key outside in an obvious place, like under the mat. Yet, almost a million and a half (WOW!) properties get burglarized in North America each year. So how can you prevent that from happening to your home? Here are a few less known home security basics:

• Actually, never hide a key outside. Thieves know all the hiding places. Instead, make sure all family members have a key.
• Two-thirds of home burglaries occur during the day. So be extra vigilant about making sure doors and windows are locked while you're away at work during the day.
• Surprisingly, most thieves are not daring. They are 2.7 times more likely to target a home without an alarm system. At the very least, nave some signs prominently displaying an alarm company. Sometimes, merely see these signs will make the burglar move on.
  
• Thieves will attempt to force entry through sliding-style doors and windows first. So make sure these have a locking bar or extra bolt lock.
  
• Surprising, 40% of household burglaries do not involve forced entry. The thief is able to slip in through an unlocked window or door.
• Don't show off possessions! An imported racing bike/fancy ski-doo parked next to the garage or expensive audio equipment clearly seen through a window, is an invitation to burglars.
• Take a look at the lighting and landscaping around your property. Are there spots where a thief could easily hide? If so, make some changes like add motion enabled lights.
• When planning a trip, have a trusted neighbor or family pick up newspapers, flyers and anything else that may accumulate at your front door.

If crime rate is a major concern for you, Edmonton has a crime map, where you can see hhow much crime has taken place over the last few months in all communities. Check it out!

Cannabis legalization could be a problem for Edmonton homeowners.

As an experienced residential Edmonton REALTOR® for more than 20 years, I can foresee growing Cannabis inside our Edmonton homes as a huge negative.

If laws are implemented for growing marijuana inside our homes, will these laws also apply to certain poisonous household plants, making beer and wines, rolling cigarettes Will it stop there or will it continue until we have no freedom of our own property?

Would love to hear your thoughts on growing cannabis in our Edmonton homes and on purchasing a home where homeowners smoke the cannabis inside.

Replacing Your Edmonton Home Ceiling Lights is Easy and Affordable

Changing your ceiling lights is a great way to improve the look and feel of your space and you have more options than ever before in terms of selection and price. Most projects will only take a little bit of your time, even if you're a DIY novice, and they really do make a big impact on the level of comfort people will experience in your Edmonton home. 
Changing out an old ugly ceiling light to a modern new one is easy and only takes seconds. Underneath the cover, at the base of the lamp will be a couple of screws that hold it to the ceiling. After turning off power to the room, unscrew the unit and detach the wires from it. Once you do this, you can simply reattach the new ceiling light, restore the power and enjoy a whole new effect in the room. It really is that simple for most installations, so the only thing to seriously consider is the look you want your light to give off.  Don't forget to flip off the breaker or you will have a shocking experience! haha

One option is to also install a dimmer switch. This is also a simple procedure, and the switch is very inexpensive and can be found in almost any lighting accessory retail location as well as online at your favorite dealer. This will allow you to control the brightness of your ceiling lights, and is perfect for areas such as the dining room, study or even the bedroom.

Chandeliers are a great way to accentuate rooms that have high ceilings, but they can also be small enough to fit over any existing fixture. Whether you are looking to use a chandelier as the focal centerpiece in an entryway or a small accessory for the dining room, there are plenty of models to choose from, and the designs can range from contemporary to classical. The only thing to remember is that your ceiling will need to support the weight of the chandelier, so it is very important to know what those limits are before installing a new piece. You may need to reinforce the mounts or consider an alternative that is less heavy. 

If you do install a chandelier in a room it's also worth considering
placing a large mirror on one wall, this will give the impression of greater space in the room and will accentuate the impact of the chandelier.

Ceiling fans are also exceptionally beautiful and can add a lot to a room, especially kitchens and bedrooms. Most come with or without light fixtures, and you have the option of choosing a simple fan or one with a light attachment. A double benefit of having circulating air as well as light is that it can make a stuffy or crowded room much more pleasant to be in. Just as easy to install as replacement ceiling lights, it can be a simple weekend project that most people can do in about an hour. Finding the right one will depend on need, space and personal taste.

Whether looking for ceiling lights or fans, there is a wide selection to choose from for prices you won't find in traditional stores. A trusted online retailer (Google is your friend) should be a one stop resource for not only products, but for service and coaching as well. If you have a project, you can find a lighting accessory retailer that can help you to transform any space into an inviting place. Just give yourself some extra time for your order to be shipped. Don't forget to check out Amazon.

Styles don't last forever, and changing ceiling lights is easier and less expensive than most people think. From simply replacing a cover to switching to a whole new light entirely, there are more options than ever to transform that dull room into a luminescent space that is warm, inviting and comfortable. Whether you want to install ceiling fans or chandelier lights, there are many design options to choose from, and knowing what the effect is that you want to create will help you to make satisfying choices.

If you have further Edmonton ceiling lights replacement tips, please comment below or thru our contact page. 

Almost perfect homes can be yours!

What to Take With You When Edmonton Home Shopping

You will want to make the process of shopping for an Edmonton 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 items with you:

• Digital camera, so you can take pictures of the features you like in the properties you see. Note, you can only take these photos of the outside unless you have permission from the home owner for those interior pictures. Yes, you can use your cell phone camera.
• Notepad, so you can take detailed notes. A clipboard is also useful if you have property feature sheets to write on. You can also  take notes on your tablet, too.
• Measurements of your largest pieces of furniture, so you can confirm they'll fit in the rooms of properties you like. Important for those large bedroom suites, sectional couch or even the height of your monster truck (will it fit into the garage?). Have those numbers ready
• Measuring tape to check those measurements. If you have have electronic measuring tools, bring those, too.
• Some healthy snacks and beverages, (especially important if you're taking the kids along). Bottled water should be on this list.
• Map of the Edmonton local area, so you can check out local parks and other neighbourhood features. Google Maps works, too.
• Clear driving directions to each of the properties you want to see. A GPS could be useful, too. (yes, cellphone!)

• Your cheque book. If you find your perfect home, you want to write an offer before someone else snaps it up. Many Edmonton listings today are asking for bank drafts so this isn't as important as a few years ago.

• Slipon shoes, easy to get and out of those houses really fast. Snow on the ground, bring easy to put on boots. Stay away from lace up footware.

One of the best ways to shop for a home, and actually enjoy the experience, is to work with a great REALTORS® like Audey and Mike. Give us a call 780-910-5179 or 780-242-5229 or reach out through our contact page and we can go over the buying process to get you moving into your dream home. What else do you think we should bring? If you can think of anything else, just comment below.

Top 5 Mistakes Edmonton Buyers Make

So you're ready to meet the challenge of buying a new home? With common-sense planning, you can avoid these five common buyer mistakes and steer yourself towards success:

1. Impulse buying

To skip this mistake, do some serious research on what are your specific needs. Example is, how are the local schools? Are there parks or gym facilities that fit your needs? How is the traffic to shopping centres, work, friends &

family? Is shopping close by? In other words, compare areas in terms of what is important to you personally. You

might find your "dream house" only to discover that resales are slow, schools are terrible, traffic is a nightmare or that aircraft fly right over the front yard ~yikes~. Bottom line – make your new Edmoton home earn its stripes. Before you commit to a long term home relationship, make certain you are both compatible.

2. Not setting any budget limits

Don't make the classic mistake of buying more than you can afford. Your first responsibility is to pay your mortgage, taxes and insurance. If you're set on upgrades or remodeling, can you fit them into your budget? What about furnishings? Can you afford the extra furniture for those extra bedrooms or for that huge new living/family room? And what about utilities? Those cathedral ceilings are breathtaking, but have you considered the additional heating costs?Foreclosure is not fun and that what happens if you don't pay those bills.

3. Not getting pre-approved for a mortgage

Speaking of monthly payments, most experts  (including us) consider it absolutely crucial for buyers to seek pre-approval from a lender before even looking to purchase. While pre-approval doesn't mean you are approved for a loan, at the very least it establishes precisely what you can afford. Once you have that info, you can avoid the heartbreak of finding the perfect home only to discover that it's beyond your financial reach. In addition, pre-approval substantially improves your status as a buyer in the eyes of a seller... BIG TIME. If you don't have a lender, ask and we know some great people who can help.

4. Not working with professionals

So, you've found a lender. Now you need to complete your professional support team. Too many buyers believe they can do this on their own and they disregard professional input. Avoid a nightmare later by assembling a group of professionals who will suit your needs, represent you, and whose expertise you respect. Begin your search with a buyer's agent (preferably an ABR®) . Resist the urge to call the REALTORS® number on the For Sale sign. The seller's agent works for the seller. You need a REALTOR® who will work on your behalf and negotiate with your best interests in mind. Will you need a lawyer? It's a great idea to find an excellent lawyer as your search begins, rather than in the midst of it. To say that Real Estate documents are confusing is an understatement. A lawyer specializing in Real Estate is best suited to protect you from unexpected terms or surprises when it's time to sign on the dotted line. We have a list of recommended lawyers you may want to choose from. And what about a home inspector? Which brings us to the next mistake…

5. Cutting corners on the home inspection

Some lenders may require a home inspection before they will approve a mortgage. Buyers are wise to pay for a thorough inspections to include structural components, electrical, piping, roof integrity, sewage or leaks, etc. A minor investment with a home inspector is a small price to pay in exchange for enormous deficiencies later. I have a list of recommended licenced home inspectors you may want to choose from. Even thou your friend or family member (uncle, dad, brother) may work in the trades or contruction doesn't mean they are a home inspector.

Ultimately, with smart planning and a realistic approach to home buying, you really can enjoy the dream of owning your perfect home. Please browse thru our buyers pages as we have plenty of preliminary info for you. When you are ready to look for your Edmonton home or have general home ownership questions, please call us direct Audrey 780-910-5179, Mike 780-242-5229, thru our contact page or even down below in the comments.

Top 12 Things to Pack Last

It's time to pack up your rental apartment and move to your new Edmonton home. Here's a helpful list of 12 items to pack last and keep handy (a.k.a. they're the things you'll need to get to first and frequently)

1. Extension cords, batteries, everything's electric these days it seems. Computers, CD players, smart phone, all those little gizmos you just can't seem to live without. So it just makes sense to keep that extension cord or pack of new batteries right on top within reach.
2. Tools. We're talking hammers and screwdrivers, nails & screws, scotch tape, duct tape and especially a tape measure. A good multi tool wouldn't hurt, either. Will be handy for assemling those beds.
3. Dehydration is a sneaky beast, so be prepared. A bottle opener and glasses. Thirst always seems to come first, particularly if you have to lug that stuff around. Make sure you have enough for your moving crew, too! (great way to "brib" them as they are moving your stuff).
4. Snack, pizza or fast food coupons. You're going to work up a hunger so think about treating yourself to a quick bite or a night out to your favourite fast food joint. Again, make sure you have enough food for the moving crew/friends!
   
5. Address book or important contacts on your smartphone. Keep those important telephone numbers handy.
6. Cell phone or regular landline telephone to plug in - put these within easy reach. There's is always potential for an emergency call.
7. Sufficient cash. If you are opening a new bank account, you may have to wait for your first check to clear. Traveller's checks wouldn't hurt, either. Usually your debit card would work.
   
8. Copy of your lease & personal ID such as driver's license. Speaking of banking, if you are starting a new checking account (or applying for utilities service), you'll need proof of your new address. Ask your bank if they would accepted your purchase contract.
9. Cleaning materials. Paper towels, broom & dustpan, mop, bucket, garbage bags, etc. Accidents do happen. Oh yes, don't forget some toilet paper, soap & hand towel.
   
10. Extra light bulbs as you may have some burnt out bulbs, a small lamp (perhaps a flashlight). It may be dark when you move in.
11. Alarm clock. You don't want to miss your first day of work, do you? Nowadays, your smartphone will be a great substitute.
12. Box cutter. Don't pack that tool as it's the first thing you need to open your boxes.

If you can add anything to this list, please let us know thru our contact page or comment below.

10 Tips Before Listing Your Edmonton Property

If you’re thinking of listing to sell your Edmonton home and take advantage of our 2018 spring market, then now’s the time to get it in shape. Here are ten tips you can do to maximize its perceived value.

1. Talk to a REALTOR® (us please). Even if you feel that your home is in perfect condition, it’s a good idea to have a professional REALTOR® team look at your property. They may suggest simple changes or repairs that could help you sell your home quicker.

2. Crank up the curb appeal. Make sure when potential buyers pull up in front of your house they like what they see. Touch up exterior paint and tidy up your garden, cut your grass, etc. Of course, weather permitting so shovel the snow if (God forbid) we get snow when you are on the market.  First impressions are huge.

3. Clean up your act. The cleaner your house, the better it will show so thoroughly clean every room in the house. Get curtains and carpets professionally cleaned. Don't forget to handrails, light switch plates, litter boxes and pickup backyard doggie-doo (even in the snow). Dirty light switches and handrails are nasty and turn off buyers. Yes, we have seen this before. ~yikes~

4. Clear out the clutter. Make rooms look bigger by getting rid of the clutter. Put extra furniture and items in a storage locker, garage or neatly in a unfinished basement corner. Box up unneeded clothes and neatly store them.

5. Nix the knick-knacks. As buyers walk through your home, they want to picture themselves living there. Remove your personal effects, knickknacks, family photos and collectibles. Sometime, too many collectibles are a negative as they are looking at your stuff and not the house.

6. Do a quick fix. Fix a dripping faucet, update handles on kitchen cabinets, replace light switches and touch up scratches on hardwood floors & paint. Who wants to buy a home at a premium price and still need to fix it up?

7. Let the sun shine in. Buyers appreciate good light in a home. Clean the windows, remove dark curtains and put in higher wattage light bulbs (don't exceed manufacturer's maximum wattage). I suggest old fashioned incandescent bulbs as they don't need a minute to "warm up" like compact fluorescent lights (CFL) and are much cheaper than LED bulbs.

8. Keep it neutral. A fresh coat of neutral paint will make rooms look clean and inviting. You may not have to repaint every room, but certainly ones that are chipped, marked or painted in bright colors. No purple or lime green walls, please!

9. Set the stage. Consider hiring a professional stager to turn your home into a true showpiece. Look for a highly experienced & local home stager. Ask us as we know a few top notch stagers.

10. Create more storage space. Look at ways to improve the storage space in your home, such as adding shelving to closets and storage rooms. Remove 50% of items in your closets to make them look HUGE. If it's winter, store your summer clothes and if summer, yes you got it, store the winter clothes away.

Review our YouTube channel with Fit to Sell videos, review our free sellers reports then contact us or leave a comment for further selling preparation info. We're sure you will be impressed our ultimate results!

Don't Overprice Your Edmonton Home!

Usually, four common strategies are used to price a home. Understanding these techniques can help you get a better deal on your home, while matching your needs.

1. Greatly overpriced

Every seller wants to get the best price for their home. In a hot seller's market you need to careful with multiple offers, the battle may be won by inflating the price, anywhere from 5-10% of its true market value. Determine a fair offering price range with your Edmonton REALTORs® (us please) before getting into a bidding war with multiple offers.  Too high a price could leave the home on the market for months (not good). The home could be great, just offered at the wrong price. If it does not sell, it could be considered a problem. The price may have to be reduced to sell it and typically you get less for the home in comparison to pricing it correctly from the start.

2. Somewhat overpriced

Homes in this category also tend to sit longer on the market. The reasons: there may be room for negotiation in the price, or the seller is emotionally attached to the home (not good). Once it's on the market, sellers need to let go that attachment.

3. Priced at fair market value

These homes tend to sell within a reasonable time usually within the average Days on Market (DOM), at close to the asking price. Competitively priced, their price represents a thorough analysis of other neighbourhood homes on the market.

4. Priced below fair market value

For various reasons (including health, relocation, condition of the home, divorce, etc), a seller may want to sell a home quickly. This type of sale often results in multiple buyers, with the home being sold quickly. The stress is over quicker BUT you may not the best price for your home. Every Real Estate sale is different and you may have your reasons.

We can provide you with a thorough analysis of any home you are considering to sell. This price will be based on market conditions (time of year), similar homes in the neighbourhood and condition of the home. At the same time, as your REALTOR® team,  we'll work with you to find a new home which meets your needs in a fantastic neighbourhood. Call either Audrey 780-910-5179 or Mike 780-242-5229 or go to our contact page.

Difference Between Customers and Clients for Edmonton Buyers

If you are a customer, a REALTOR® will:

• Maintain loyalty to the seller's needs
• Tell the seller all that they know about you
• Keep information about the seller confidential
• Focus on the seller client's property
• Provide just the material facts
• Only provide price information that support's the seller's listing price
• Protect the seller
• Negotiate on behalf of the seller
• Attempt to solve problems to the seller's advantage & satisfaction

If you are a client, your REALTOR® will:

• Pay full attention to your needs
• Tell you all they know about the seller
• Keep information about you confidential
• Focus on the choices that satisfy your needs
• Provide material facts as well as professional advice
• Provide price counseling based on comparable properties & their professional insights
• Protect and guide you
• Negotiate on your behalf
• Attempt to solve problems to your advantage and satisfaction

Need to know more about customer versus client relationships with you REALTOR®? Please call us direct Mike Muranetz -780-242-5229 or Audrey Abuan 780-910-5179 thru our contact page.

Inexpensive Ways to Reduce Your Edmonton Energy Bill

You could get upgraded insulation installed in all the walls of your home, or buy a new high-efficiency furnace and air conditioner. These improvements would certainly reduce your energy costs – but they each require a significant investment.

What if you don't have the budget?

There are a lot of little things you can do to make a big difference in your heating or cooling bill. Here are just a few examples: 

• Turn down the thermostat a couple of degrees in winter. (And turn it up a few notches in summer.) Chances are, you'll hardly notice the difference in comfort, and you'll cut your heating/cooling costs by about 5%.
• Do you need the air conditioner on all the time during the summer months? Yes, some homes in Edmonton have air conditioners.  Consider turning it way up, or completely off, at night when it's cooler outside.
  
• Invest in a programmable thermostat. That way, you'll be able to set up a schedule that uses less  heating/cooling energy while you’re out of the house at work or sleeping. Some folks are using smart thermostats liike the Google Nest. Look for sales as Google has them at a discount a couple times  a year.
  
• Let the sunshine in through windows in the winter (and block the sun where possible in the summer.) "Passive heat gain" can contribute to up to 20% of the heat in your home. Best of all, the sun is free.
• Use energy efficient lights throughout your home. These can cut the cost of lighting by up to 40%! Look for compact fluorescent lights (CFL) at your hardware store. Some have gone one step further and installed higher effecient LED (light Emitting Diode) lights for further savings. 
  
• Be careful with outside lights, which can use a lot of energy! Turn them off before you go to bed or, better still, use programmable outside lighting that can be set to turn off automatically. This is especially true during the Christmas festive season. 
  

These are just a few ideas for reducing your energy bill. If you do some research, you can probably discover many other ways to cut your costs. It's worth the effort! If you want some more tips how to improve your home's energy footprint, call Audrey 780-91-5179 or Mike 780-242-5229 or thru our contact page or comment below. We have a free copies of the Federal government's book from the energy audit for anybody interested improving their home energy usage.

5 Questions Young Edmonton Home Buyers Need to Ask

Believe it or not, even in these rough Alberta economic times, the average age of the first time home buyer has been gradually decreasing. In 2008 the average age was 35 years old, and in 2011 the average age dropped to age 30. Personally, I think of all the people I know that bought a home in the last few years and many of them are 27 years old or younger (our youngest Edmonton home buyer was 19 years old!), which has raised the question: are they different challenges to first-time home buyers because of their age?

It turns out, yes, different circumstances call for different situations, and if you’re a 30 something or younger individual thinking of buying a home, here are some things you need to consider:

1.)  Do I have a substantial down payment?

An obvious challenge of buying a home at a younger age is clearly not having as much time to save money for a down payment as your older counterparts. A smaller down payment means a higher monthly mortgage payment, which is often why so many people choose to wait a few years more to save up enough money in order to have a monthly payment they can afford. Today you need minimum of 5% of purchase price to meet CMHC criteria. More is better as you will have a small CMHC premium.

2.) What will my mortgage rate be?

Part of the criteria in applying for a loan is job stability, meaning you need to show that you have been working at a particular job for a long amount of time. For many 20-30 year olds, the length of time they have been at a job is particularly small simply because they haven’t been a part of the workforce very long. It’s perfectly natural to skip from  job to job to job during your college years, as you often have different requirements that need to be met (class schedule, moving, wage changes, seasonal work, etc.). However, this doesn’t particularly reflect well when applying for a home loan. Rates today are in the low 3% which is great as we have seen 6+% in the past. Yes, people still bought homes.

3.) Are my expectations realistic?

Many young home buyers simply have no idea just how much certain features cost. A “decent amount of space” might be a completely unreasonable requirement for a 25 year old looking for an affordable place to live in SW Edmonton. Let’s be honest, the words ‘SW Edmonton’ and ‘affordable’ don’t often appear in the same sentence.

4.) Am I ready?

Every first time Edmonton home buyer will need to ask themselves this question, but a young home buyer especially. A younger individual usually has more variables in their life. Are you in a stable job that you will most likely stay in (or even want to stay in) for the next 10 years? Are you sure you won’t have to move (career, relationships, family issues, corperate relocation) in the next 10 years? In addition, research has shown that the brain isn’t even fully mature until around age 25, so are you sure you will even want to still own a home in a few years?

5.) Am I able to put in the work?

For any first time home buyer, you have to be ready to put in a little bit of elbow grease, but for a younger home buyer, you really need to be ready to do some home renovation projects. A smaller down payment and a likely higher mortgage rate means you will probably have to limit your search to homes that need a little bit of work, and you’d better be ready (read: have the energy and skills to complete these renos) to fix it up a bit. Are you up to the task?

Can you add to these questions young Edmonton home buyers need to ask themselves? If so, please reach out thru our contact page or comment below.