Real Estate Guide - The Key to Real Estate 2015-2016

2015-2016

The Key to

REALESTATE Your Y our ccomplete o resource guide for everything real estate.

What yyou need to know to make good decisions for your greatest asset.

• Buying • Selling • Mortgages • Legal • Realtors • Decorating • Landscaping • Home Improvement

REAL ESTATE

review

The Chilliwack

Progress

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The Key to REALESTATE

2015-2016

Building Chilliwack communities for the past 25 years

Currently selling Sunridge lots W W W. M YS U N R I D G E . C O M

M A R K E T E D B Y. . .

Scott Hrusik

Carla rla l D Devison i

scott@scotthrusik.com

carla@scotthrusik.com

604 793 7586 604.793.7586

604.316.2295

SELLING CHILLIWACK HOMES FOR OVER 20 YEARS • C o n s i s te n t P rove n R e s u l t s • T h o u s a n d s o f H a p py C l i e n t s • F u l l t i m e - F u l l S e r v i c e R e a l E s ta te f ro m s i g n u p to s i g n d ow n RE/MAX Nyda Realty

On the cover: Sunridge view homes by Kingma Bros. Developments located at 50778 Ledgestone Place (off Annis Road)

Chilliwack Gateway to the great outside

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ffordability and livability are two key factors that continue to keep the Chilliwack real estate market strong. According to the Chilliwack and District Real Estate Board, home sales continue to sizzle in the city, showing a 30 per cent increase over the same period last year. Low interest rates and confidence in the overall economy are helping fuel demand across the Lower Mainland.

But in Chilliwack, affordability also comes into play.

According to the Real Estate Board of Greater Vancouver, the recent average price for a residential property in the Vancouver area was $700,500. The average price of a detached home, meanwhile, was $1.14 million. In contrast, the majority of sales in the Chilliwack area for the same period were in the $350,000 to $499,000 range.

However, it’s not just price that is drawing home buyers to Chilliwack. It’s the lifestyle. Tourism Chilliwack calls the city the “Gateway to the Great Outside” – and for good reason. Hiking and cycling trails are just minutes away. The fishing is world renowned. And the lakes and rivers are second-tonone.

Chilliwack’s trail inventory continues to grow.

The most recent addition is the Browne Creek Wetlands. More than three years in the making, the area includes off-channel wetlands, native plant species and improved water flow. The trail system is complemented by a series of interpretive signs.

The Browne Creek Wetlands is the latest addition to the trail network along the Vedder River. In addition to the main Rotary Vedder Trail (which draws an estimated 18,000 visitors each month), the Peach Creek Rotary trail was added in 2013.

continues to grow. Transit service throughout the city has recently undergone a significant change, resulting in a 15 per cent jump in ridership on some routes. The new Fraser Valley Express, which connects Chilliwack to Abbotsford and Langley, continues to show strong growth.

Chilliwack’s road network is also undergoing change, with the busy Prest Road leading to Promontory set for expansion and streamlining. The most recent planned improvement to the road network is the scheduled replacement of the aging Vedder Bridge.

And there are plans for further trail improvements and expansions throughout Chilliwack, including New residential construction continues to show along the Hope River, and up in the Eastern Hillsides. strong growth. The number of building permits issued for the first half of the year stood at 445 – But the outdoor amenities are only part of the picture. Chilliwack continues to build on its that’s nearly a 25 per cent increase over the same recreational infrastructure, with plans in place to period last year. build a new curling rink and expand recreational hockey and skating facilities. These amenities add to the existing libraries, recreation centres, cultural centre, and of course the Prospera Centre, home to the Chilliwack Chiefs.

All this growth has continued while Chilliwack has been able to remain deficit-free and keep its tax rate low. The rate increase approved for 2015 was just 1.49 per cent – maintaining Chilliwack’s claim to the the lowest residential and business tax rate in the Chilliwack’s transportation network, meanwhile, Lower Mainland.

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high expectations What to expect from your REALTOR®

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ith record-low interest rates and relatively stable housing prices in our area this could be the perfect time to sell and/or buy your home. Whether you are buying or selling, or doing both, your goal is to get the best financial outcome on your home -- and that means having a qualified real estate agent who can help you navigate through either process, from start to finish.

When you are interviewing real estate agents to list your home, your primary focus should not just be on the marketing that the agent offers you, but what other services they may be able to provide.

For instance, once you have an offer, you may need a REALTOR® who is a good negotiator to help you get the best price and terms. Your real estate agent can evaluate your home and property and provide a market analysis to suggest the best price to list your home based on the neighbourhood and other When you enter the real estate realm, you may comparable sales. have misconceptions about what’s involved.

Oftentimes, individuals think they can go it alone Your agent may make suggestions for repairs or and save money on real estate commissions in the improvements that can help make your home process. However, not having a knowledgeable more attractive to buyers. They can present a agent to help navigate the process can end up marketing plan that indicates where and how and notify you when a viewing request has been costing you more money in the long run. An your home will be advertised. Your agent will then made. agent can do more than just open up houses for provide you with a listing agreement and begin the Follow-up feedback can be offered, and you viewings, or simply put a for-sale sign on the front process of marketing your home. should request it, as it includes any information lawn. Agents can be there to guide you through Depending on the Brokerage, a tour for real estate your agent received from people who viewed a complicated process of legalities and emotional agents’ is usually scheduled at the first available your home, positive or negative, and allows you hurdles. The agent can also negotiate for you and opportunity from your agents real estate office. to track how many potential buyers have viewed help you make those important financial decisions. Your agent will field all calls from other agents your home.

- Continues on pg. 5

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2015-2016 - Continued from pg. 4

When an offer comes in, your agent can present all offers to you and advise you of the negotiation process. You will be notified by your agent when the buyer has obtained a mortgage commitment and made good faith deposits. Your agent may also be present during a home inspection if the purchasers have requested one. All documents prior to the closing date will be delivered to the lawyers or notary by your agent.

When buying, you should also look for agents who have strong negotiating skills and neighbourhood knowledge which will help you make the most of your purchasing power. Schedule a consultation with your REALTOR® to discuss what features and amenities you are looking for in a home. Your agent will suggest you speak with a mortgage lender to calculate your buying power and obtain a mortgage pre-approval letter. The agent will then search for homes listed in your price range that meet your criteria, and arrange for you to view the homes.

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did you know?

Purchasing with less than 20% down If you are planning to buy a home with less than a 20% downpayment, the mortgage needs to be insured against default.

Mortgage default insurance protects the mortgage lender in case you are not able to make your mortgage payments.

It does not protect you.

When you find a home you want to purchase, the agent will help you come up with a fair offer and write the contract to present to the seller. Your agent will negotiate your offer and counter offers with the seller and then will accept a deposit to place in trust on your behalf.

If you are planning to purchase a property with less than a 20% downpayment, you will require mortgage default insurance. This generally adds a premium of 0.6% to 4.9% to the cost of borrowing, based on the percentage of your homes value that you need to finance. This premium can be added to your mortgage balance.

Your agent will then confirm the closing date, forward contracts and other documents to your lender and your notary or lawyer.

Mortgage default insurance enables you to purchase a home with a minimum downpayment of 5% with interest rates comparable to those of a conventional mortgage.

Buying or selling, your REALTOR® has the knowledge and the experience to guide you through the myriad of steps in either process.

Major providers of mortgage default insurance include Canada Mortgage and Housing Corporation (CMHC), Genworth Financial Canada, and Canada Guaranty Mortgage Insurance Company.

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oops Mistakes of first time buyers (and how to avoid them)

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uying your first home can be exciting and amazing, and scary. But knowing the common mistakes of first-time buyers will ensure you don’t make the same ones, and can help make the transition to “New Home Owner” that much smoother.

Don’t spend too much. It’s important to be realistic about what you can afford. The final sale price isn’t the only cost to take into account when owning a home. Houses come with plenty of bills like utilities, property taxes, renovations and unforeseen repairs. So what you can do about this? Take a close look at your finances. Be aware of your current fixed costs and always leave some breathing room. Ask the homeowners what they spend in a year on their bills so there aren’t any surprises. As a general rule your monthly housing costs (mortgage, property tax and heating expenses) should be no more than 32% of your gross monthly income.

Don’t spend too little. This can also be a mistake! If you spend too little on a home that you’ll outgrow quickly, you’ll incur the expense of moving again before you need to. You have to think ahead. Are you planning on starting a family in the near future? Will you outgrow the house? Perhaps stretching your money a bit and purchasing a home that you will stay in for a longer period is a more sound financial decision.

Be aware of the closing costs. The final

sale price of the house isn’t the only cost of buying a home. There are many “closing costs” that should be taken into account when deciding what price range you can afford. Legal fees, transfer taxes and moving costs to name a few can all add up. Be aware and take this into account when determining your budget. Your REALTOR® and your lender will be able to help you determine additional fees and costs.

Do your research to avoid buyers remorse.

If you are paying too much attention to your family members “who just LOVE the place!” or if you are feeling pressured to make a quick buy, keep in the mind that making a hasty decision can be an expensive, regretful mistake. No one can know exactly what you want more than you. Spend a day walking the neighbourhood, and talk to the neighbours. Research the local schools and visit the parks in the area. Make your offer on the house subject to an inspection report. A home inspection can uncover unseen issues which can be expensive or too much of an undertaking for you to handle.

Buying a home is both exciting and daunting.

The help of a good REALTOR® and doing your own due diligence can make the process easier, to get you into your dream home with a lot less stress.

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Start with the outside

An inviting exterior ensures that potential buyers will inspect the interior, so it’s important to keep your lawn and hedges trimmed and edged, the flower beds cultivated, and your yard free and clear of clutter. If you have any loose siding or pavement, it’s a good idea to get these items repaired.

Missing shingles should also be replaced and loose shutters or awnings secured. You may also want to consider painting the exterior of your home to re you thinking of selling your home? If spruce it up a little. And if you have aluminum or you’re one of the many homeowners who vinyl siding or trim, wash it, or hire someone to choose this time of year to move - whether power washer it. you’re trading up or down, or simply relocating - If you have a garage, make sure the door is clean, you’re probably starting to prepare your home for attractive and in good working order. Also make the sale. sure the inside of your garage doesn’t look too Before you become overwhelmed by the task, cluttered or unorganized. Keep patios, walkways it’s a good idea to sit down and look at your home and decks free of debris and clutter. objectively. An attractive, well-kept home generally The inside story has a better chance of selling a little faster.

If you haven’t made substantial improvement or You can do a lot on the inside of your home as changes over the years, it’s not a good idea to well without spending a great deal of money. Two take on major renovation projects simply to sell primary areas to keep in mind are the kitchen and your home. This can be an expensive and lengthy bathroom. Make sure they’re clutter-free, bright procedure and there are no guarantees that you’ll and spotless. This applies to kitchen appliances as well, especially if you’re including them with the be able to recover all of your costs.

Instead, try to determine what types of minor sale of the home. Scrub sinks, toilets, bathtubs and cosmetic improvements can be made, like general kitchen appliances until they shine. If the carpeting cleaning, painting, floor refinishing, and so on. in your home looks dirty or dingy, you may want to These projects generally don’t require a lot of rent a steam cleaner, or hire a professional carpet capital and your home can be greatly improved by cleaner. As well, keep in mind that rooms that are them. Consult with your REALTOR® to see what too cluttered will give the impression that they’re types of improvements make the most sense. much smaller than their true size. Try to create a

First impressions are lasting ones

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feeling of spaciousness when conducting your spruce-up. Pack away bulky or unused furniture and make the best use of your space. Now is the time to fix the cracked light-switch plates, broken door handles, leaky faucets and squeaky doors you’ve learned to live with for years. Shabby corners and grubby entranceways will benefit from a fresh coat of paint in a neutral colour - this is not the time to start experimenting with dramatic paint schemes.

Ask your REALTOR® for his or her checklist to better prepare you for a showing or open house.

By following these relatively simple tips, you’ll feel proud of your home and potential purchasers are sure to appreciate its beauty.

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Working as a full full-time RE/MAX REALTOR® has giiive given g iven ven ve e en nm me e tthe he o opp opportunity pp p p to help many wonderful derf derful de der d erfu rffu ull people to fu fulfil their real estate dreams.

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ASSISTANT

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ted

no vacancy

ren

Buying a tenant occupied home - how to get vacant possession

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hen you are buying a property that is tenant occupied and you or your immediate family are going to occupy the space now used by tenants, you can ask the seller/landlord to serve the official ‘Notice to End’ on your behalf. This is based only on month to month tenancies where the rent is payable on the 1st of each month.

This is the only reason you are allowed to have the seller/landlord serve the notice unless you and/or the seller/landlord come to a mutual agreement with the tenants to mutually agree to end the tenancy. This usually involves some kind of monetary compensation to the tenants. If this is the case, make sure you confirm this by having a statement in your offer and you could also ask for a copy of the ‘Mutual Agreement to End’.

When you make your offer there are three items you must always consider in order to make sure you do receive vacant possession.

1. The first is that you write a clause in your

contract asking the seller/landlord to serve the official ‘Notice to End’ if so requested by you. If you do not ask the seller/landlord to do this then they do not have to serve the tenants notice so make sure you always include this statement. Your REALTOR® will assist you with the correct clause.

2.

The second item is that you must have removed all your subject clauses. In other words, your offer must be subject free.

3.

Once steps one and two have been completed you as the buyer give the seller/ landlord written notice that you and/or your family are moving in. The seller/landlord will then serve the official ‘Notice to End’ to the tenants as per the Residential Tenancy Act. There are severe penalties if you do not move in and occupy the space used by the

KATHY RANDAL

tenants, so be sure to follow the rules of the Residential Tenancy Act. Because notice cannot be served to the tenants until all subjects are removed, a seller/landlord will often serve the official ‘Notice to End’ on the subject removal date.

The official notice period for month to month tenants who are paying rent on the 1st day of the month is 2 months ending on the last day of the tenancy period; not the first day of the month. Tenants have to vacate at 1:00 p.m.

Calculating the date and time you as buyers can move in is critical. Since the tenants must vacate on the last day of the monthly tenancy period [not the 1st of the month] and they have to leave by 1:00 p.m. You don’t want two moving vans at the same time; therefore, make your possession time around 4:00 p.m. or so.

Most of the official ‘Notice to End’s’ are - Continues on pg. 9

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- Continued from pg.8

served by the seller/landlord on the date your offer becomes subject free. If your subject free offer is December 31st for example, and that is the date the seller/landlord serves the 2 month notice to the tenants, it means you would be allowed to move in on February 28th any time after 1:00 as per your instructions in your offer; often 4:00 p.m. If you or the seller/landlord delayed and served notice on the 1st of the month, then you must go to the end of the tenancy period which would be March 31st. You lose a month by delaying just one day.

You may also want to include in your offer that the seller/landlord guarantees that they will pay the one month’s free rent or give the tenants one month’s rent free. This is a regulation under the Residential Tenancy Act. Your REALTOR® is familiar with the Residential Tenancy Act rules and regulations when asking tenants to vacate and will make sure your offer contains all the correct statements and subjects.

They will also assist you with calculating the date and time you can move into your new home.

- courtesy of Barbara Bell-Olsen Author of ‘Stay out of Real Estate Jail’ Managing Broker, Royal LePage Westside

The Key to REALESTATE

The difference between pre - approved and pre - qualified

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id you know that there is a difference between being preapproved and pre-qualified for a mortgage by a lender? Most people think once they have been to their financial institution or broker, and discussed what they qualify for, that they are automatically approved once they find the home of their dreams.

Most lenders in the initial appointment go over numbers based on information you tell them. In this initial appointment they will pre-approve you for what you can afford to buy based on your income, debts and down payment. With that said however, quite often this information does not match the final paperwork that is issued to the lender which could mean you are house hunting in a price range you are not qualified to purchase.

In order for the lender to pre-qualify you, you will need to bring in all the required documentation to confirm the information you have relayed. This information usually includes a recent job letter confirming your wages or salary, along with a recent

pay-stub and Revenue Canada Notice of Assessment. In the case of an applicant in business for themselves, the last full two years of tax returns with Notice of Assessments are required. Know what you owe so the lender does not discover unmentioned debt, which could change your borrowing situation when an actual credit report is requested. Also, bring in verification of where your down payment is coming from – if it is in your account, or in an RRSP, bring a recent statement to confirm. If it is coming from the sale of your existing home, bring a copy of your contract of sale and confirmation of the mortgage balance.

Be aware that although you may be prequalified, the financial institution still needs to approve the property either through an internet appraisal system, or an on site appraisal. If it is a high ratio mortgage, (less than 20% down), the high ratio company has the final say. So if you require financing, always make your contract of purchase and sale subject to financing to protect yourself.

- Courtesy of Vancity Credit Union

JANET KIRKPATRICK “The name friends recommend to friends”

Janet, assisted by her husband Craig, now retired from rom tthe he R he RCMP, CMP CM P, ccontinues P, ontititinu on nues nu es tto o er reall est tatte bbusiness. usiiness. offer her clients the highest standard of service withh hher estate ons over the years as a Craig & Janet have taken several physical relocations hout BC and the Prairies. result of his RCMP service, including moves throughout As a result they have a keen understanding of whatt it means for a family to “pull up stakes” and move on short notice or to be dropped into a new community and need to search for and purchase a residence quickly.

This, combined with Janet’s significant real estate experience and n 1990, gives knowledge since becoming a licensed REALTOR® in them a unique and beneficial insight into assisting you with your next home sale or purchase. They have personally “beenn there and done that” and know how important, stressful, challenging and exciting it can be!

Give us a call at RE/MAX anytime to discuss any of your real estate needs, we would be happy to serve you!

604-858-7179

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RE/MAX Nyda Realty Ltd.

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cost and then some

Understanding closing costs on your real estate purchase

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losing costs are the legal, administrative and disbursement fees associated with buying a home. These closing costs are additional fees over and above the price of your home purchase. Understanding these fees will help you budget more accurately.

How much land transfer tax will you have to pay? The land transfer tax or Property Transfer Tax (PTT) is a one time tax levied by your province when you purchase a property. The tax is based on a percentage of the purchase price of the property. In BC the transfer tax rate is 1% of the first $200,000 and 2% on the remaining balance of the purchase price. This tax applies to all homes purchased, both new and used. If you are a first time buyer, check with your lender, you may be exempt from this tax.

Have you budgeted for the associated legal

costs? Legal costs are your lawyer or notary fees. These may include reviewing the terms of the offer, conducting a title search on the property, registering a new title, obtaining relevant documents such as surveys and evidence of liens on the property, as well as checking the statement of adjustments for taxes, utility bills, and other costs that have been pre-paid by the seller at the date of closing.

Have you budgeted for a home inspection? In most cases, ordering a home inspection will come highly recommended by your REALTORÂŽ.

A home inspector will assess the property’s condition and can tell you if something is not working properly, needs to be changed, or is unsafe. They may be able to identify where there have been problems in the past, such as a leaking basement or other hidden damages.

Properties such as acreages or farms are

KYLE Hislop

frequently serviced with wells and septic systems. Inspection of these services is also advisable and is often required by lenders.

What other costs should you expect? Interest adjustments between the date of closing and the first mortgage payment. GST on a new home or a home that’s been extensively renovated.

Service charges from your utility companies for hook-ups. There may be appraisal fees, costs for Title Insurance and property and content insurance. You should also budget for moving costs, new furniture and appliances, and real estate commissions if you are the seller.

Although purchasing real estate has a variety of associated costs, home ownership is a very secure investment that appreciates in value over the long-term.

- courtesy of CREA & the Financial Consumer Agency

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The Key to REALESTATE

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The Key to REALESTATE

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quality issues than any other type of flooring.

Myth: Carpet has formaldehyde in it.

Fact: Formaldehyde was removed from the carpet-manufacturing process in

1978. It is unlikely anyone still has original carpeting from 35 years ago, and even if that is the case, the formaldehyde would have dissipated by now.

Common myths about carpeting

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arpeting has long been a reliable flooring option for home owners to keep rooms looking good and feeling comfortable underfoot. There’s something to be said about having a plush, warm cushion on the floors of a home. Carpeting can help buffer sounds and minimize injuries from falls. Walking around on a padded surface may minimize back and joint pain as well as feel more comfortable when going barefoot. Despite all of the advantages to carpeting, some people continue to avoid it when doing renovations or shopping for a new home for a variety of reasons, many of which are rooted in myth.

Myth: Carpeting contributes to allergens constantly circulating throughout

Myth Carpeting is made from a host of chemical products.

Fact: Carpeting is made largely from nylon, wool, polypropylene and polyester.

These are the same materials used in clothing, which you wear against the skin.

Polypropylene is one of the safer plastics that does not contain BPA and is used in some baby bottles.

Myth: Mold grows under carpeting.

Fact: Unless you have a flood or a leak that is keeping carpeting saturated,

mold will not grow during regular use. Elevated humidity levels in a home also may contribute to mold growth. Remove the moisture and you will avoid mold issues.

Fact:

Myth: Thicker carpeting will wear longer and better.

Fact: It is not the thickness or plushness of the carpeting but the density of

Myth: Carpet is a source of indoor air quality problems.

Fact: Regular cleaning and vacuuming of carpet reduces the number of

Myth: Carpeting can never be truly clean.

Fact: No surface can be 100 percent free from dirt. But with proper cleaning,

the home.

Carpeting is actually better at trapping allergens and dust in its fibers than smooth-surface floors. That means with carpeting, there are fewer particles airborne and circulating. Regular vacuuming can remove trapped allergens.

allergens contained within, which makes carpet no more likely to contribute to air

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express yourself Decorating your home with colour

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re you courageous when it comes to decorating your new home? Many of us would like to be as creative as possible but need guidance to venture out from the neutrals and into something more powerfully beautiful.

Colour is the most important tool in the toolbox, and one of the most inexpensive ways to infuse the home with colour is with paint. People often feel intimidated by this type of expression and thats why many of our homes are beige and white. Although staying neutral is a good idea when selling your home, if you have just purchased a home, you may want to add some of your personality to it.

Colour is a great balancer in a space, it’s a juggling act between neutrals, grounding shades, highlight and accent.

When choosing a paint palette for any room, there are four key components to ensure powerful effects while keeping a harmonious balance: neutrals, which are the beige or creamiest versions of any colour, the grounding shades,

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like blacks, browns and greys, the highlights like the bright white on trim and mouldings, and the all important saturated pops of colour which add life to any room.

You might want your pop of colour to be a powerful accent wall, then you can compliment it with neutral upholstery and grounding accents in the accessories to balance it all.

If you really feel intimidated, start small with paint or decor accents that are inexpensive.

This way, you can always change your mind if you feel you made a mistake. Be sure to allow a couple of days to see how the colour looks at different times of the day and in different lighting, and consider the feeling it creates in the room.

Use the paint chip rack at your paint store to find colour families and their complimenting shades. A popular way to find an accent colour for example, is to go a few shades darker in the same family. Magnificence comes with risk. A very special colour can be right there, waiting for you to discover it.

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Need assistance with choosing ng colours for your home? Matching hin ng ew your walls, doors, trim, etc., to ne new or existing furniture or flooring can ca an be challenging. Janet Riediger er can help you avoid making a mistake with your paint colourr rs choices. She has over 30 years decorating experience and is available for a convenient in-home consultation.

16

The Key to REALESTATE

2015-2016

C

myth vs. fact Is buying on First Nations lease land wise?

hilliwack has many great housing options particularly for retirees. Many seniors are drawn to rancher communities for the lifestyle and security they provide. However, as a city hemmed in by mountains, waterways and protected agricultural land, there isn’t a large amount of freehold land to build these large communities. Hence the emergence, just over 20 years ago, of leasehold developments on First Nations lands. There are at least 9 of these retirement projects in Chilliwack at present and we are certain that we will see many more as the years progress. These properties are generally considerably less expense to purchase than the equivalent freehold home, many are gated, and they are often located close to desired amenities and some of the nicest settings in town on the valley floor.

So is it a smart choice for you? As with all of life’s major decisions it is important to be well informed. On this topic there has been much misinformation causing many people to believe that buying on lease land is not a good idea. So let’s clarify some facts about buying leasehold property and deal with some of the myths.

Leased lands are located on reserves which are owned by Her Majesty the Queen, in Right of Canada. Certain band members, called Locatees, had possession of these lands for their family’s use. To create a new development the Locatees request that the Federal Government enter into

a lease, say 99 years, with the Developer on behalf of the Locatee. These band members suspend their right to use the land for the lease term in exchange for prepaid rent for the term of the lease. This is a direct contractual agreement between the Federal Government and the Developer only. This is what is described as the Headlease.

The Developer can now subdivide the lands and issue Subleases to those who wish to purchase a home in the development. The Sublease gives you the right to occupy and use the premises for the length of time set out in the sublease document. As long as you make your lease and common area maintenance payments you can live there just as you would in a similar freehold strata community, undisturbed. You can ‘resell’ your interest by Assigning the Sublease to a buyer.

Subleases come in two forms, pre-paid or pay-asgo. Pre-paid means just that, that there is a dollar value at the initial purchase to pre-pay the lease up front. However, in Chilliwack the majority of homes are pay-as-you go which means you make a lease payment each month. It is important to review how this lease payment is determined each year. Most of our lease increases are based on a formula around the Consumer Price Index (CPI).

- Continues on pg. 17

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Myth 1

These are already reserve lands and are not involved in any land claims or land claim settlements. In the past there were badly constructed lease agreements that caused some issues. Many of these conflicts arose because a Developer had failed to make payments for the Headlease. It is always important to review the Head and Sublease carefully, preferably with a lawyer or notary well versed in First Nations leases to make sure that everything is in order.

Myth 2

If the First Nations is the tax authority they can increase my taxes to anything they want Just not true. In establishing the right for a Band Taxing Authority certain controls were put in place. They must use the same guidelines and methods of assessment that the B.C.Assessment Authority uses for freehold lands and the mil rate applied is approved by the Federal Government annually and is required to be consistent with mil rates charged in the surrounding area.

When you are buying a home, your credit rating (or score) is very important in the approval process. The higher your score is, will also mean you can receive the best interest rates available to you. Many buyers are unaware of their score – good or bad. The first step is to check into your credit score to make sure it is accurate, and secondly to find out what your rating actually is. You can obtain your credit information on line, or through your financial institution. If you have had issues in the past which has affected your credit rating, here are a few ways to bring it back to a better standing.

A home on lease land is not a good investment While you can expect to pay less for a home on lease land, a big benefit to most people, which we have noted over the roughly 24 years that Chilliwack has had this product, is that their values have followed the same cycle of appreciation as freehold properties in the city.

Myth 4

Make all your monthly payments no matter how small Many people think that if they make a larger payment then necessary in one month then they are not required to make a payment the following month – this could not be further from the truth – you must make a payment each and every month unless your balance owing is paid in full.

You can’t get a mortgage on First Nations land It is true that not every financial institution will grant mortgages on lease land. However, there are banks and credit unions that have very good programs for financing in these communities.

Talk to your REALTOR® or a mortgage broker or lender to find out the best options.

Always make your payments by the date required, any day after that may result in a mark against your credit.

Do not go over your credit limit, this will automatically result in a credit score reduction (this also includes any interest charges).

We wholeheartedly believe buying on lease land can be a wise and secure decision. The long and short of it is, that like all real estate transactions, buying on lease land requires you to do your homework and engage a knowledgeable local REALTOR®, lender and legal advisor.

Keep credit seeking to a minimum. Each time you fill out a credit application the creditor will do a credit check - multiple checks in a short period of time, may lower your credit score.

If you have never obtained a loan, or a credit card, you will need to find a way to establish credit by either using a cosigner for a loan or taking a credit card with a low limit until you have proven yourself as credit worthy.

- courtesy of Kelly Lerigny & Anita Lloyd RE/MAX Nyda Realty

- Courtesy of Vancity Credit Union

Joyce Van Delft

Dale J Quinnell Personal Real Estate Corporation

604-819-3344

604-701-2398

joyce@chilliwackgatedcommunities.com

dale@chilliwackgatedcommunities.com GATED COMMUNITY SPECIALISTS

www.chilliwackgatedcommunities.com HomeLife Glenayre Realty Chilliwack Ltd. 8387 Young Road, Chilliwack Toll Free 1.800.795.2955

We Love Happy Clients They truly have your best interests at heart!

I was Amazed at their Efficiency!

I highly recommend Dale & Joyce as your choice for Realtors. I was amazed at their efficiency in preparing my home for sale. Their referrals for cleaners & stagers turned tu out to be an investment rather than a cost. The photography for the colorful brochures and their amazing Web Site were so much more than I expected. From the presentation of my home by open house, newspaper & their Web Site, to the advice and services they provided at every stage of the Selling process, I am very impressed; I am sure you will be too. Check them out! y — Randi Sharpe

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We would like to apply for the opportunity to offer professional, personal service to you and your family!

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Thank-you Dale & Joyce for making both our house hunting and home selling experiences very positive. Your experience, knowledge, and advice was accurate and helpful in guiding us through what can be a very stressful time. Most important to us though was your integrity. In all aspects of both the sale of our home and the purchase of our new one, you both were very respectful & trustworthy. For most of us, a home purchase is one of life's major events. Knowing that your Realtor truly has your best interests at heart is crucial.

Thank you again for your support, your honesty and of course your hard work!

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OUR SERVICES INCLUDE:

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17

Improving your credit score

Myth 3

My property can be taken away

The Key to REALESTATE

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18

The Key to REALESTATE

2015-2016

in the dog house

The truth about pets when selling your home

P

ets can present a real challenge when it comes to selling your home. Many people work and their pet remains home alone.

For many pets, having strangers invading their space can be frightening for them causing abnormal behaviour responses. Dogs will bark or growl. Cats will hiss, swipe out, even attack or simply bolt leaving a trail of hair streaming behind them. Even caged pets or birds will become frightened and toss their bedding around. These responses can be disconcerting and distracting to buyers and stressful for the animals. REALTORS® over the years have experienced dog attacks, escaped pets and freaked out buyers. Frankly, based on these experiences, if a REALTOR® is not told in advance by the listing agent that the “owners are out, but the dog is in a crate in the garage” and there is barking or growling coming from inside a home when the door bell rings, a REALTOR® will most likely not show that home so as not to put themselves and especially their clients at risk.

There are a number of other considerations that have to be taken into account when you are selling a home as a pet owner. If you ignore these issues it could cost you literally thousands of dollars as the result of lower offers. Here are some recommendations:

1. Re-locate pets while your home is on the market If at all possible while your home is on the market, ship your pet off to a close friend or family member to care for until the home is sold. It will generally be the most humane thing you can do and will make having your home show ready and less stressful for you too. No ifs, ands, or buts–pets in homes on the market can interfere with showings and can - Continues on pg. 19

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2015-2016

The Key to REALESTATE

19

(continued from pg. 18) prolong your time on the market. Longevity on the market translates into a lower price.

home for showings by removing food dishes, pet toys & beds, leashes, pet food bags, etc.

2. Remove Pets for Showings 5. Clean & Repair Pet Damage

Another option is to see if a neighbour would be willing to keep your pet at their home during the day while you are at work.

Prospective buyers who see pets will be consciously looking and smelling for pet damage to woodwork, carpets, and walls; again not focusing on the positive features of your house.

Although pet owners, in our love for our pets, may overlook and ‘under-smell’ the evidence that we share our home with animals, most buyers, even other pet owners, rarely do.

If there is any damage caused by scratching or chewing of walls, doors and door frames, floors or carpets it should go without saying that those repairs must be done. Pet odours & stains can be very insidious and it is usually a good idea to have carpets professionally cleaned prior to listing your home. If the cleaning is not successful consider replacing the carpet and underlay. You may even want to paint the wood underneath just to make sure that the smell does escape again. After that, daily vacuuming and dusting is highly recommended to keep hair and pet dander at bay. If there is a litter box, daily cleaning is a must. Do not use masking chemical fragrance products like plug-in types or sprays as many people are highly allergic to them and your home will still smell like a lavender wet dog instead of the usual odour.

3. Secure Your Pets If removing your pet is absolutely not feasible, at the very least have your pet in a crate during showings with a sign that asks people not to disturb them. Loose pets in a home can make people very nervous and puts a big responsibility on the buyer’s agent to manage the pet situation i.e. making sure the pet stays in the house, keeping the buyer’s attention on the viewing, and dealing with people’s fear of animals.

4. Remove the Evidence For some people, particularly those with allergies, just the fact that pets live in a home de-values it. So it is a good idea to de-pet your

Also, don’t forget the yard. Repair any damage to the lawn or gardens like dug holes

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or burnt spots on the grass and be religious about picking up the doggy doo.

Deep cleaning applies to the pets too. Bathing and brushing them frequently while your home is on the market will keep your home smelling pet free and keep the loose hair at bay. Don’t forget to wash your pets bedding on bath day too!

As much as we love our pets, sellers have to face the truth and consider the fact that they may be costing us much more than we think when it comes to selling our homes.

- courtesy of Kelly Lerigny and Anita Lloyd Re/Max Nyda Realty

20

The Key to REALESTATE

2015-2016

one bad apple Don’t let your neighbourhood get a bad reputation

E

ven a single home suspected of illegal activities located in your area can give your street, or even your entire neighbourhood a bad reputation.

Grow ops, drug dealing, theft, home invasions, assault, shootings, these are crimes that can happen in any neighborhood. It could be going on in yours right now and you can do something about it.

Your safety and the safety of your family is your foremost concern and we all have to be more vigilant to reduce crime. Be aware of what’s happening in your neighbourhood. Report any suspicious activities or incidents immediately by calling law enforcement or, if you wish to remain anonymous, by calling Crime Stoppers. By doing so, you can help protect your family, your home, and your neighbourhood.

So just how does Crime Stoppers work? Crime Stoppers help solve crime by working together with local law enforcement, the media and you!

The program makes it possible for you to pass on important information without being involved. Your tip is completely anonymous. They do not want to know who you are, they only want the information you can provide.

A reward of up to $2,000 is offered to anyone who provides information which leads to an arrest or charge for a crime. The information is protected and you are never identified or made to testify in court.

There are numerous ways to contact Crime Stoppers anonymously and submit your tip or information:

1.

Call: 1-800-222-TIPS(8477) - available 24 hours a day, 7 days a week.

2. Website: upperfraservalleycrimestoppers.ca. – use the app “submit a tip”

3. Facebook Page:

Upper Fraser Valley Crime Stoppers – use the app “submit a tip”

4. Text:

Type in TIP191 as recipient and type in your message - send to Crimes(274637)

5. Smartphone: download the app “tipsubmit” Be proactive and make the call to Crime Stoppers.

You can make a difference in your community without “getting involved”.

Wheeler Cheam Realty

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2015-2016

The Key to REALESTATE

21

did you know?

Moving...

the nose knows Entice buyers with essential oil aromatherapy

W

hen a home smells good, it makes a favourable impression on buyers. This is exactly what home sellers want when they put their house on the market.

The concept of ambient fragrances started to trickle into the real estate market years ago. Savvy real

estate agents advised sellers to bake cookies or cinnamon rolls in the homes they were showing to create a comforting, deliciously scented atmosphere meant to entice buyers.

The essential oils used in the practice of aromatherapy offer a more practical and potent way to use scent marketing to move buyers to feel good about a property. Tiny amounts of familiar, tempting aromas like cinnamon, clove, vanilla and orange, can fill a whole house with pleasant ambient fragrance. An added bonus is that essential oils are all-natural and distilled from plants. They are far less likely to cause adverse reactions and breathing problems that synthetic fragrances and sprays can. Nothing will cause a potential buyer to bolt out of your home faster than an allergy or asthma attack.

Using essential oils to craft your own bit of psychological scent marketing just might provide a better return for such a small investment.

Aromatherapy with essential oils, might give you that much needed edge-up on the competition.

Did you know the average person moves 11.4 times in his or her lifetime?

Various factors prompt people to move, from job opportunities, to the desire to be closer to family members, to live in a nicer climate, or simply to a home in the same community, more suitable for their current family situation.

Moving is seldom an easy task, and is often ranked among one of the most stressful events in a person’s life, following only death and divorce.

Your REALTOR® will handle many of the tasks that may be overwhelming to you and remove some of the stress from the moving process.

Involving your children in the moving process and anticipating an adjustment period can also help your family adjust more easily.

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The Key to REALESTATE

2015-2016

shave it off

How to shave years off your mortgage

A low interest rate is often seen as the best way to save money on a mortgage and the quickest route to becoming mortgage-free. But don’t focus all your time and energy on rate comparisons. It is equally important to look for a mortgage with flexible terms.

The average Canadian homeowner will pay his or her mortgage off in approximately 25 years. Less than half (42 per cent) of homeowners are taking advantage of options that allow them to shave years off their mortgage and save thousands if not tens of thousands on interest costs.

1

Adopt a bi-weekly payment schedule A bi-weekly payment is often the easiest adjustment you can do to help you save on mortgage interest - especially if you line up the payment with your pay cheque. You will be making 26 smaller bi-weekly payments a year, instead of 12 large monthly payments, resulting in interest cost savings by making smaller payments, more often (every 2 weeks). This reduces your interest charges that accumulate

2 3

each day allowing you to pay down your principal faster. Bi-weekly payments will literally shave years off your mortgage.

take advantage of prepayment privileges A flexible mortgage may include features such as doubling up a payment or putting down a lump sum at the end of the year. These additional payments are applied directly to your mortgage principal and will reduce your amortization period. Consider putting a work bonus, tax refund or extra savings towards your mortgage balance.

Round up your payment You can chip away at your mortgage without missing a beat by rounding-up your payment amount. For example, if your bi-weekly mortgage payment is $557, by rounding up your payment to $600, you could put an additional $1,000 per year directly towards the principal and be mortgage-free faster.

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2015-2016

The Key to REALESTATE

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the

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The Key to REALESTATE

2015-2016

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2015-2016

The Key to REALESTATE

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Thinking about selling?

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The Key to REALESTATE

2015-2016

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don’t do it!

following to name just a few:

1. Chances are your REALTOR

can get a higher price for your property than if you tried to sell it yourself. ®

when you use the services of a REALTOR®.

B

uying or selling a home without the help of a REALTOR® is not easy and is not recommended. Ask yourself the following questions: Do I know the home’s true market value or replacement value? Am I aware of the legal ins and outs? Can I arrange suitable financing? Can I qualify a potential purchaser? Can I negotiate a successful close? Can I write an enforceable contract? If you have answered no to any of the above, then you should enlist the professional services of a REALTOR®.

Today’s complex market demands expertise and resources that are not readily available to the average consumer. There are so many compelling reasons why you should use a professional to handle the purchase or sale of your greatest asset. Consider the

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If you are serious about buying or selling, then you need to use an expert. REALTORS® are real estate marketing specialists. Let them deliver the professional services you and your biggest asset deserve.

2.Statistics prove you will sell your home faster

Buying or Selling without a REALTOR®

SINCE 1973

The Key to REALESTATE

3.Your REALTOR® can open doors to thousands of properties through MLS and provide you with an upto-the-minute computerized list of homes specifically suited to your needs.

4. Your REALTOR

knows your neighbourhood and assesses market conditions and property values on a daily basis. ®

5.

Your REALTOR® has been educated on the complex laws and regulations in real estate and is trained to put together a legally binding contract.

6. Negotiating price is an art. Your REALTOR

can will negotiate objectively on your behalf in order to get the best possible price for your home. ®

7.Your REALTOR

is aware of the many options available for financing, has the latest information on mortgages, home inspectors, legal services etc. ®

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28

The Key to REALESTATE

2015-2016

a snowball’s chance Maximize your selling potential during winter

O

ur winter months can be wet and dreary on the west coast and although traditionally there are fewer homes sold during the winter season, home buyers are still active even during inclement weather. There are a few simple tips you must do to maximize the showing potential of your home during the winter. If the weather has been cold or stormy, there are definitely challenges, but don’t be discouraged. First impressions and lasting impressions are key to progress potential buyers into active buyers.

Don’t let winter conditions be an obstacle. If we are experiencing a snowfall, or it has recently snowed, and you have showings booked for your home, don’t make it even more of a chore for potential buyers.

Be sure to shovel your driveway or walkways so that the first impression is a clean and accessible entry.

Buyers have been known to turn away, rather than hike to the doorway and risk snow in their shoes, or

LARGEST SELECTION OF ANTIQUES & LIGHTING

tripping over hidden obstacles under the snow.

Be sure to prepare an area for wet or snowy shoes and boots to avoid having snow and dirt tracked around your home by shoes or wet socks. Place an absorbent matt in your entry to protect your flooring.

Be sure to have a shoe tray or appropriate matt for visitors to place their shoes on close to the doorway.

Placing a pair of your own shoes on the matt, will automatically trigger visitors to remove their footwear and place it next to yours. This subliminal message works for buyers and visitors alike year round.

Consider your home’s temperature. Remember, buyers are usually viewing more than one home at a time, and thus traveling around running in and out of cars, typically dressed for the great outdoors.

Although having the heat turned way up may be great for lounging on the couch, it can be oppressive for visiting buyers with layers of clothes. Be sure to monitor the temperature of the entire house and set it appropriately at a comfortable level.

Bring potential buyers into the light. The winter months also mean shorter days and less natural light.

Be sure to have adequate lighting in every room.

Dark rooms are depressing especially when coming in from the cold. Keep your home brightly lit in the winter and your window coverings open. Leaving the lights on before showings will save the buyers fumbling for light switches and allow them to walk freely from room to room.

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email: vichl@telus.net

2015-2016

don’t be a drip How to identify potential plumbing issues

W

hile many owners will wisely protect their investment with a home inspection, there are also things home buyers can look for to help avoid potential issues with their plumbing systems.

29

The Key to REALESTATE

Is the water running in the toilet? Is the shower and/or sink dripping? These could be signs that repair or replacement of the toilet or faucet is needed. If you turn a faucet on and there is very little water coming out, it could indicate a clogged aerator or debris in the shower head. If no water is coming out check to see if the water is turned off to the fixture; if it is not, it could be a sign that a pipe/water line is blocked or damaged. Try turning each faucet on: if they are hard to turn, or if they leak, they may need to be replaced or repaired. Turn on the cold and hot water separately to determine if either one has a problem.

Ensure the hot water heater is the correct size and capacity, based on the number of family members and number of hot water devices you expect to use. Look for a label on the hot water heater; it might tell you the date the appliance was manufactured. If the unit is more than 10 years old, it might be due for replacement.

Ask your real estate agent if the home has ever had issues with leaking pipes; this is another instance where hiring an inspector (or licensed plumber) before you sign a contract is a worthwhile investment.

If the home is in a rural location, ask if it is equipped with a septic tank. If it is, ask when the tank was last emptied or serviced. A good rule of thumb is that a septic tank should be serviced every three years; so the answer you receive to this question can indicate if it has been well maintained. Your real estate agent should also be able to tell you if there have been any changes to local regulations regarding the size and location of septic tanks that may impact the home.

- Courtesy of Canadian Institute of Plumbing & Heating

If you are concerned about lead pipes and any potential health issues, hiring a home inspector, or a professional, licensed plumber, is a good idea. If pipes need replacement, a licensed plumbing contractor should be hired to do the work.

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The Key to REALESTATE

2015-2016

fast fix

9 Interior Fixes to Sell Your Home Fast

If you are thinking about selling, you have to do whatever you can to set your home apart from the others available, especially when the inventory of homes for sale is high. Just a few changes here and there can position your home to sell faster than the competition.

1.

Take a sniff. A house can be perfect inside and out, but if it smells bad, buyers will likely be put off. Make sure there is no noticeable odour, such as pet smells, garbage, stale smoke, etc.

2. Clear out. Make sure the interior looks

as spacious as possible. This could mean taking out some furniture and temporarily putting it in storage. Be sure countertops in bathrooms and kitchens are free of clutter.

And pack away knick-knacks that can collect dust.

3.

Cater to the lazy person. Potential buyers generally want to move in and simply unpack. They don’t want to make major repairs. Therefore, you should do whatever repairs are possible, within reason. If that means tearing down dated wallpaper or replacing worn carpeting, the reward will be

reflected in the offer price.

4.

Do a deep cleaning. Whether a cleaning service is hired or you do it yourself, tackle all necessary cleaning projects and make your home shine. Wash the windows, shampoo the carpets, re-grout the bathrooms, and any other areas of concern that could compromise a sale.

bright colours or eclectic, it could pay to paint rooms in more neutral shades to appeal to the masses.

6. Keep

the home updated. While one doesn’t have to follow every trend, ensuring the home is ageless can make for a better sell. So if the cabinets scream 1985 and the bathroom is circa 1967, it could be time to do some updating.

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want to purchase a dark home that seems full of doom and gloom. Open the windows, turn on the lights, add lights to dark rooms and use light colours as room accents. Generally buyers want a bright and light home.

8.

Avoid provocation. One potential buyer could be an animal lover, another a political activist. No one can tell who will view the home. So don’t display personal items that might make a potential buyer uncomfortable.

Take down mounted animal trophies and put away books or magazines that may seem offensive. It may be a good idea to store religious items as well.

Clean out closets and cabinets. Empty 5. Add a fresh coat of paint. If walls are 9. closets and cabinets give the suggestion that

Relax,

Abbotsford/Mission:

7. Create “happy” spaces. Buyers don’t

the home is large and has plenty of storage space - so much so that you don’t even need to use all of it. Buyers who see jam-packed closets could wonder if there is a shortage of storage space.

Selling a home in any market can be easier when you take the necessary steps to prepare your home for sale.

2015-2016

go mobile

Selling my manufactured (mobile) home

I

s it really all that daunting a task? Short answer is “no”! But, there is a long answer here, it really is no different than selling a stick built home, as long as all the requirements and permits are in place.

However, here is the sticky part, the problem occurs when selling a manufactured home that someone has made alterations or additions without a permit or inspection. Quite often manufactured home owners will add additions or rooms and think that they will not require inspections because the addition is not part of the original home or that it can be removed.

There comes a point when they decide they would like to sell the property. They then contact their local REALTOR® to list the property only to find out they can’t sell the property because the addition did not go through an electrical inspection or that the original inspection label is covered up and/or removed during a renovation.

So what stops me as the homeowner from selling my home?

Well, ANYONE who sells a manufactured home is subject to the Electrical Safety Regulation laid out by

The Key to REALESTATE

31

the BC Safety Authority, where in it says in part: • Used mobile homes (whether de-registered or not) may only be offered for sale in the Province of British Columbia when they bear an approval label and the wiring has not been altered.

• A new approval label is required where wiring of a used manufactured home has been completely removed and new wiring has been installed under a permit • Alterations, including additional wiring, to an approved unit must be done under a permit and a new approval label is not required • When an approved mobile home has had additions or out buildings installed and wired without a verified permit, an electrical contractor must obtain an installation permit, survey the work and submit a declaration confirming that the electrical installation is adequate for the purpose and in good order in accordance with Rule 2­300(1).

So is there a fix for the problem? Yes there is, contact a local electrician and ask him to do an inspection on the property. This will cost some money and hopefully the inspection is straight forward. If so, the electrician can give you an inspection number and sticker right away and now you can market your property.

Once you have the inspection in place you now can call you favorite REALTOR® to list and sell your property.

- Courtesy of CADREB

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32

The Key to REALESTATE

2015-2016

a bubbling crude

Removing underground fuel tanks on residential property

P

rior to the mid 1970s many homes in BC were heated with liquid fuels.

These fuels were generally stored in metal storage tanks underground. Heating fuels were later stored in above ground tanks tucked behind homes, hidden from sight or placed inside homes, in basements or in crawl spaces. There were also homes with more than one tank, depending on the fuel requirements. With the advent of modern heating systems these tanks were often left ignored, resting in their underground nests for decades. There are number of these orphan tanks in Chilliwack. With high rainfall levels and fluctuating subterranean water tables, the tanks could develop condensation inside. Moisture would build up between the fuel and roof of the tank leading to rust,

metal degradation, erosion and flaking walls, pitting, pinholes and eventually large gaping holes. Ultimately, many of these tanks failed. The fuel/condensation/groundwater mixture would leak outward from the tanks, migrate away from their containers, causing surrounding soils to become contaminated.

Soils where vegetable gardens are planted, where children or pets play, into neighbours yards, municipal property, or fish-bearing streams. One litre of petroleum can contaminate one million litres of water. A leak of one drop every two minutes will amount to 130 litres a year.

With tighter Provincial environmental laws, ever changing Municipal laws, BC Fire Codes, and general environmental conservation, the need to locate and deal with underground storage tanks has become a priority and more often now than ever, a deciding factor when buying a home. No one wants to end up purchasing a property rife with contaminated soil, not to mention the future legal implications involved in further migration and property clean up. Many insurance companies, mortgage companies, and banks require verification that a tank does not exist on site for this very reason. The prospect of a tank lurking underground is enough for a

potential buyer to walk away from purchasing a home. Simply put, the tank needs to go.

The order of progression is simple; when you are preparing to sell your home, the first step is to have your property scanned for an oil tank if you don’t already know that there is a tank but suspect that one might be present.

Secondly, if there is a tank underground, it needs to be pumped and removed. You will be asked this question on the Property Disclosure Statement when you list your home so the issue cannot be side-stepped. Soils are then tested. If the lab results come back clean, the exposed hole is backfilled with approved fill, topsoil placed, seeded and the job is - Continues on pg. 33

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2015-2016 - Continued from pg. 32

complete. This process can take as little as two days.

If lab results fail, soils are sent to an approved facility for disposal. Usually, on average one or two bins of contaminated soils are removed. The tank nest is retested once it’s deemed clean, and the site is backfilled. A comprehensive paper trail is crucial as the buyers need to know what lies beneath. With lab results in hand, the transfer of property will progress smoothly.

The fact is the majority of sites are clean, free of contamination. Most dirty site clean-ups are relatively small, minor jobs. The key factors in dealing with oil tanks and leakage are to search the property long before the “zero hour” subject removal time and hire a reputable company to run the job from start to finish, making sure they are highly communicative and run the job site legally, following BC environmental guidelines, WCB protocol and municipal guidelines. A guy with a shovel and truck will not do! It is highly advisable to contract an Environmental Consultant independent of the oil tank removal company to oversee the entire process.

Knowing that a property is free of an oil storage tank and contaminated soils, one can rest assured the property will be environmentally sound for future buyers and future generations.

-Courtesy of Action Oil Tanks Ltd.

“A Recognized

The Key to REALESTATE

33

think ahead 3 Reasons To Purchase Investment Properties 1. Return on investment Residential real estate is a solid investment, typically appreciating faster than inflation.

2. A pension plan for your future Over the long term, an investment property or multiple real estate holdings can be a great source of income.

3. E arlier access to your first home For first time home buyers, a duplex or a home with a suite can be a terrific way to get into home ownership.

Rental income from the extra unit can offset the cost of the mortgage.

Courtesy of Bonnie Fitzgerald Mortgage Architects

WAYNE MASSEY

House ‘SOLD ’ Name”

Wayne is an award-winning REALTOR® including the RE/MAX Hall of Fame Award and the prestigious RE/MAX Lifetime Achievement Award. Wayne is focused on his clients’ needs and delivers exceptional service.

Whether buying or selling call Wayne first.

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Joey Powley Licensed Assistant

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34

The Key to REALESTATE

2015-2016

sell please

6. Remove all the clutter. Make sure kitchen and

bathroom counter tops are as clear as possible, keep toys organized and contained, remove excess collectables and the family photo “wall of fame�.

7. Hang fresh colour coordinated towels in the bathrooms.

8. Vacuum your floors every morning and have your carpets cleaned.

9. Make sure all your facets are drip-free and Quick & easy tips that replace all burnt out light bulbs. will help your home sell 10. Clean all your appliances thoroughly including the inside of your oven and microwave.

1. Stay on top of your lawn mowing and front Yes, buyers will look in there.

landscaping.

2. Enhance your front door area with potted

plants, a welcome mat and a fresh coat of paint on the door and trim.

3. Put away toys, bicycles etc., and keep them

away from the front of the house.

11. Place a complementary arrangement in the center of your table.

12. Eliminate odours using odour neutralizing

products, do not try and mask smells with another smell, it will only compound the problem.

4. Clean your windows until they shine, and your

13. Let the light shine in. Open all blinds and

5. Check and roof and repair or replace any loose

14. If your rooms are filled with oversized, or

fireplace as well.

shingles or gutters.

curtains when the house is being shown.

has too much furniture to move around freely, place some of it in storage.

15. Add a few final touches like fresh flowers,

or potted plants in decorative containers, they can do wonders. Just remember that everyone has their own style and you are not trying to impress buyers with your decor. Rather, you goal is to present a clean and attractive home, oozing with potential for your homes next owners.

Keys

HomeLife Glenayre Realty Chilliwack Ltd.

Marnie Apsouris

Ready

e e r F

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604.316.6307 marnie@marnieapsourisrealestate.com

2015-2016

The Key to REALESTATE

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36

The Key to REALESTATE

2015-2016

a little tlc

Who is responsible for repairs during a home sale?

M

any questions arise during the home-buying process. Buyers looking at homes that require a good deal of TLC may wonder who is responsible for the home’s repairs, particularly if such repairs are needed to secure a certificate of occupancy. Depending on the situation, there is no clear-cut answer.

There is no perfect home, and things that are acceptable to the current owner may not be acceptable to the buyer who is looking to become the next owner.

The home-buying process is typically a careful cooperation between buyer and seller to find a middle ground. The buyer may have to make some concessions, as will the seller. Ultimately, it is this cooperation that often determines if the sale goes through or is terminated.

might want to write clauses into the contract to protect their interests. This allows the buyer to forfeit the sale and walk away from the contract should an issue arise.

The rules change when buying a home that is in foreclosure. A home that is in distress is typically in this situation because the current owners cannot afford to pay their mortgage, and thusly, are not able to afford repairs. Generally speaking, foreclosures are sold “as is” and may even specify that repairs and requirements for the certificate of occupancy are the buyer’s responsibility.

Buyers should know that, for a home that is not in foreclosure, there are some repairs that should ultimately be the responsibility of the seller.

Before any negotiations can begin regarding repairs, it is advisable for a buyer to have an independent inspector come out and look over the home and property.

Most real estate agents will suggest this be done as a first priority. An inspection will unveil any potential problems in a home and indicate things that the buyer may not be aware of, including items that do not meet with code or could be unsafe. An inspector also may point out problems that could cause a mortgage lender to give pause. This may mean the lender will deem problems unsafe and refuse to fund the mortgage until repairs are made.

Such repairs include:

A copy of this inspection report should be sent to the buyer to review with their real estate agent. The buyer working with their real estate agent can petition for certain repairs to be made. Many sellers will make such repairs to ensure the purchase goes through, or they will accept a lower purchase price to compensate for the needed repairs, which the buyer will then make. Buyers

• insecure foundations or obvious structural damage

• lender-required repairs that could impact home safety • leaky pipes • water penetration issues, including a bad roof • unsafe decking or handrails • wet basements or crawl spaces • poorly functioning sewer lines or septic system If these repairs are not made, a buyer should think strongly about walking away from the deal.

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2015-2016

The Key to REALESTATE

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37

38

The Key to REALESTATE

2015-2016

Sutton has merged with Landmark Realty Chilliwack!

We are now...

Sutton Showplace Realty 2015

WELCOME TO OUR NEW OFFICE!

VE 2 LOCATIONS TO SER

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If you are looking to buy, sell or simply inquire about the real estate market, our professional REALTORS速 are here to help!

Your Y our Community Commun Real Estate Office

2015-2016

stuff it!

Are you a hoarder or a collector?

S

ome people think that saving items that are not “trash” is not hoarding, rather, it is collecting.

So are you a hoarder or a collector? There is a big difference. Hoarders acquire too many possessions and have difficulty discarding them when they are no longer useful or needed. In some cases, certain rooms in the house can no longer be used as intended and maneuvering through the room(s) can be difficult. What about your vehicle, is it parked outside because the garage is full of “stuff”? Does your spare bedroom or hobby room look more like a storage room? If so, you just might be hoarding too many unnecessary items.

Collectors on the other hand, typically keep their possessions well organized and carefully display the items for others to view and appreciate, the polar opposite of hoarding.

The Key to REALESTATE

39

1 4

10 most common things we hoard Paper, more in our homes... specifically newspaper

2

3

Clothing

Books & magazines

Recycling items

Plastic bags

Knickknacks

Mechanical items

Wool, fabric and craft supplies

Furniture

Animals

5 8

6 9

7 10

De-cluttering and cleaning out your home of unused, unnecessary or unwanted items will give your home a fresh new look. Donate, discard, recycle or hold a garage sale and turn trash into cash.

Let’s Your talk Real Estate! full time Chilliwack REALTOR® since 2004.

Chris

Kloot

www.chriskloot.com

604-858-1800 Sutton Showplace Realty 2015

40

The Key to REALESTATE

2015-2016

suite for

home suite home

rent 1200 sq ft.

contract. Your REALTOR® will be able to assist you with the proper pre-disclosure and the confirmation that needs to be in your Contract of Purchase and Sale.

Selling your Property with a Suite or addition

Why? Because unauthorized suites, reno’s etc. are considered material latent defects.

The onus of disclosure falls on you, the seller.

I

t’s time to sell and you have a basement suite in your home. Is it unauthorized; in other words were permits obtained to have the suite up and running? You may have enclosed the garage area, the balcony, opened up a loft area, or added an extension to your family room. If any of the above were done without permits -- what now?

FINBA

STOM WOO D

CU

KS OR W

CK

You must always disclose the existence of any of these items to a potential buyer prior to entering into a contract. It must be in writing and it must be separate from the

Don’t panic. There are thousands of unauthorized suites, and renovations done without permits. The key is that you, the seller, must make the proper disclosure in the proper manner.

The buyers are entitled to know in advance of entering into a contract that there were no permits obtained and then they can make an informed decision on preparing to go ahead with their offer.

in doubt about anything, just disclose, so you do not have a buyer coming back at you in the future.

Make sure your insurance company knows about any unauthorized suites, renovations or additions to your home.

Your own homeowner’s insurance may not cover for example, a secondary suite, so you must let them know so they can insure you correctly with the right protection.

Insurance Companies do not pass on any information about unauthorized suites etc., to the Municipalities or to other Government authorities. The insurance might cost you a little more but at least your investment is protected.

dream

Properties with mortgage helpers are bought and sold every day and the best advice to sellers is to disclose as required. If you are

IF YOU CAN

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2015-2016

kids on the move

Helping your children through the moving process

M

oving makes it to the top ten list of life’s most stressful events. When we feel more in control of a situation we can often feel less panicked. Now put yourself in the shoes of your children when the “we are selling the house!” announcement is made. Kids are not the chief decision makers of the household and therefore have little control over this major change in their lives.

This can make a move exceptionally hard for children, leaving them feeling powerless and resentful but there are a number of strategies that can help them feel secure and even excited about the process.

First, sit down as a family before you call your REALTOR® to list your home. Don’t surprise your children with a FOR SALE sign on the front lawn. Share with them why it’s time to move and let them ask questions. Ask them what their biggest fear or concern is regarding changing homes. In this way you can address each child’s individual emotions without

having to assume how they are feeling.

Many people tend to think that moving during the summer is best but many REALTORS® disagree. Moving during the school year has several advantages. The house is easier to keep clean and showings are less complicated when the little ones are away for the majority of the day. More importantly, changing schools mid-year means that your child will be the special “new kid” in the class, something that won’t happen on first day of school in September.

Introduce them to your family’s REALTOR®, and let the kids conduct the tour of their own rooms and play areas pointing out all the best features of their spaces. If they are old enough, your agent can have a discussion with them about preparing and keeping their rooms ready for showings. Kids often love their staged rooms and take pride in keeping them neat.

Then, get them excited about what moving

The Key to REALESTATE

41

to a new home will mean to them i.e. more yard to play in, their own room, etc. If they are old enough, take them to open houses or the first home viewings.However, don’t tell them which home you have an offer on until the deal is firm. Kids can’t rationalize that ‘you could not come together on the price’, or that the inspection failed, and you do not need to take them on that emotional roller coaster ride; it’s hard enough on adults! Once you have secured your new home, take them out to see it, tour the neighbourhood, go play for awhile at a nearby park or schoolyard and let them get ramped up about the new digs.

Moving as a family can be an enriching experience as long as we pay attention to every member’s needs. Throughout all of this, engage your REALTOR’S® help in making your children feel empowered and important, because they are!

- Courtesy of Kelly Lerigny and Anita Lloyd RE/MAX Nyda Realty

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42

The Key to REALESTATE

2015-2016

T

set the stage

Sell faster & for more money by staging your home

he term ‘staging’ is commonly heard these days but very often misunderstood. It was coined by a REALTOR® over 35 years ago and referenced the theatre where you set the ‘stage’ to give your audience an experience, to draw them into your story. When we stage a home for our sellers we are creating a story that will appeal to a target market of buyers. Much research has been done that proves staged homes sell more quickly and for more money than comparable homes that are not staged.

Staging is not decorating. Decorating is about embellishing a living space to reflect your personality while staging is the art of depersonalizing and enhancing your home so that your future buyer can visualize themselves as the next owners.

The first step for every home is to de-clutter; to show off the space you actually have. In some cases this might involve the rental of a storage locker, allowing you to move items like extra furniture, off-season clothing, seasonal items such as Christmas decorations, and books and knick-knacks off the property. This has the added benefit of making your move easier once your home sells and generally these items are the last to be unpacked so they can stay in the storage unit until you are settled into your new home.

The next step is deep cleaning. Buyers look at places inside your home that your dinner guests never will. Shower stalls, cupboards, window

Tracey

Lock

tracks and the like, will be examined by home shoppers and the cleanliness of these areas greatly impacts their impression of a home. You can retain thousands of dollars if you are willing to go the effort of making your home white glove clean. If you were selling your car you would detail it, so it makes sense to do even more when you are selling your most expensive asset.

While you are packing and cleaning think about de-personalizing. Take down family portraits, kids art on the fridge, and your ball cap collection. To help you decide what should go or stay, envision a show home and the décor that you would see in one. Show homes are created to be inviting but not someones specific personality in order to create a product with wide appeal.

Final step, to stage. Arrange furniture so that prospects can move easily throughout the home, look out windows and access patio doors. The arrangement of furniture and accessories should also create a focal point in each room that highlights it’s best features. For example, the fireplace in a room should be the focal point, not the TV (unless, of course it is a media room).

Walk through your home like a buyer, stand at the thresholds of each room and note your first impressions. Is there a dresser blocking your view of the bedroom or is there a blank wall straight in front of you that could use a piece of art? Adding accents of colour also really makes a home memorable; in a good way. And all of this is not limited to the interior. - Continues on pg. 43

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2015-2016

picky picky - Continued from pg. 42

You must also take the same approach with the exterior; your front & back yard and especially your front entrance.

If this step is the one that intimidates you there is the option to hire a professional stager. You can also choose to work with a REALTOR® who has staging experience. When offered, these services are generally provided by agents free of charge to sellers.

So to summarize, the steps are: de-clutter, dedirt, de-personalize and then create a pleasing scene that will make a great impression on prospective buyers. It will mean more money in your pocket!

- Courtesy of Kelly Lerigny and Anita Lloyd RE/MAX Nyda Realty

The Key to REALESTATE

43

structural factors and will outline costs of repair or replacement where needed, as well as comment on the condition of the property compared to others of the same age. The few hours that you spend with your inspector is the best time to learn the ins and outs of taking care of your property, and you should keep the inspection report for as long as you live there.

s a homebuyer, you’ll want to make sure that you make a wise investment choice, and that’s why professional home inspections should be an essential part of your buying process.

Inspection costs will vary based on the size of the home, but you can expect to pay in the area of three to five hundred dollars for a typical home inspection of a single family residence. In most cases, it’s the buyer who pays the cost of the home inspection, and most agree that it’s a small price to pay for your peace of mind. A home inspection report can also give you additional negotiating power if it unearths some significant problems that must be remedied, but may not have been visible.

A professional home inspector reviews the operating systems and structure of a home of any age—even new homes—and provides a written report for you to keep as a reference guide. Typically, the home inspector will comment on the condition of the foundation, heating and cooling systems, electrical service, roof, plumbing, and other significant

Your real estate professional can advise you on how to incorporate a home inspection as a condition of buying a property. If the inspection report indicates some big expenses, or problems you don’t want to deal with, your offer can either be terminated or possibly renegotiated to help cover the cost of any major remedies.

Is a home inspector really necessary?

A

NEIL neil sulkers

I have all the resources for all your realty needs.

Whether you are a first time homebuyer, looking to sell your property, or an experienced investor, I can provide you with Comprehensive Real Estate Solutions.

ESTATE & PERSONAL PLANNING > WILLS > POWERS OF ATTORNEY > REPRESENTATION AGREEMENTS & ADVANCE DIRECTIVES > PROPERTY PURCHASES, SALES AND MORTGAGES > STATUTORY DECLARATIONS > AFFIDAVITS

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RE/MAX Nyda Realty

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The Key to REALESTATE

2015-2016

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2015-2016

mortgage 101

The Key to REALESTATE

Scott McVetty

45

Know the basics before choosing a mortgage You have to be sure you select what is most important to you - lower rates or flexibility. Before you choose a mortgage, take some time to study mortgage types:

Closed Mortgage

If you want consistency with respect to rates and the length of your mortgage agreement, a closed mortgage is best for you. Interest rates are typically lower (and do not change for the length of the term). However, a closed mortgage does not offer much flexibility in paying down your mortgage faster with the exception of a once-a-year lump sum payment up to 20% of your entire mortgage. You also cannot change the interest rate during the term of a closed mortgage.

Convertible Mortgage

Want the best of both worlds? Then consider a convertible mortgage.

Convertible mortgages are flexible yet offer minimal risk. Often with a lower interest rate than an open mortgage, convertible mortgages provide the opportunity to switch to a longer-term closed mortgage without penalty.

Open Mortgage

If you are looking for flexibility with regards to paying off your mortgage, consider an open mortgage. No penalty is incurred if you decide to make lump sum payments or pay off your mortgage before the term expires; however, this flexibility comes often with a higher interest rate – which can result in higher monthly payments.

-Courtesy of Bonnie Fitzgerald Mortgage Architects

Call today for a

FREE

Home Evaluation

604.799.0667

RE/MAX Nyda Realty

Scott@ScottMcVetty.com

46

The Key to REALESTATE

2015-2016

huh?

Do It Yourself Home Handyman’s Guide

Understanding your mortgage payment

1. If you can’t find a screwdriver, use a knife. If you break off the tip,

Y

2. Work alone, an audience is rarely any help at all.

3. If what you’ve done is stupid, but it works, then it isn’t stupid after all.

4. Work in the kitchen whenever you can. There are many tools in

our mortgage payment is split between interest and principal.

For each mortgage payment you make, the money is first used to pay the interest on your mortgage loan. The remaining portion of your payment is then used to reduce the principal, which is the amount that you borrowed from the lender.

For the first several years of your mortgage, most of your payment is usually required to cover interest costs. As a result, the principal, or the amount that you owe, may decrease by only a very small amount. As the mortgage balance gradually decreases over the years, more and more of your payment is used to pay off the principal.

its an improved screwdriver.

If you are making monthly payments over a 25-year mortgage, depending on the interest rates charged, the total amount of your payments could be double the amount that you originally borrowed, or even more.

The key to saving money on your mortgage is to pay off the principal as fast as possible. Making bi-weekly payments for example, allows you to reduce the time you need to pay off your mortgage, saving you thousands, and even tens of thousands of dollars in interest charges.

Speak to your mortgage lender to discuss the various payment options that will work within your budget, and help you pay off your mortgage faster.

there and you are close to the refrigerator.

5. If its electronic and its not working, get a new one or ask a twelve year old.

6. In all cases keep it simple - first try a new battery, replace the bulb

or fuse, see if its empty, try turning the switch “on”, or just paint over it.

7. Always take the credit, if you dropped it while taking it apart and it starts working, you fixed it.

8. Kicking it, pounding it, or throwing it might not fix it, but it does help.

9. If it looks level, it is level.

10. If at first you don’t succeed, redefine success.

WHAT ARE YOUR MORTGAGE NEEDS? • Upsizing or downsizing • First time buyers • Debt consolidation • Renewals

• Renovation financing • Rental/investment property • Vacation property • Self-employed qualification

Best Mortgage Best Rates

WHY MORTGAGE ARCHITECTS?

We will provide you with a tailored mortgage solution that fits your lifestyle so you can focus on what’s really important in life.

Remember, the right mortgage solution will meet your needs today while considering ongoing strategies so you can be mortgage free faster!

✓

Best Advice

Get expert advice and unparalleled choice.

Give me a call today to find your mortgage solution.

Bonnie Fitzgerald, AMP Trusted advice since 1997 A-45515 Knight Rd., Chilliwack, BC 604-991-9944 855-777-2999

bonnie.fitzgerald@mtgarc.ca | mortgagearchitects.ca/sites/bonniefitzgerald

2015-2016

The Key to REALESTATE

PERSONAL REAL ESTATE CORPORATION

Whether buying y g or selling, g call Sarah

A few words from my clients...

A few words about the greatest Realtor ever. I called Sarah and, with almost no notice Sarah arranged 6-8 showings for the following afternoon. Long story short ... we now enjoy our dream home in the most beautiful and amazing area we have ever lived in! I would highly recommend Sarah to anyone needing a Realtor, very insightful, extremely professional, just a great person all around!

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★ HomeLife Top 5% in Canada ★ Diamond Club Member ★ Chairman’s Club Member ★ CADREB President’s Club Member HomeLife Glenayre Realty Chilliwack Ltd.

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