Sellers often feel that, once they sign an agreement with an agent to sell their home, everything is then out of their hands. Some Sellers seem to give up and think that the agent will – should – could do it all without them being concerned or involved. When would these same people pay tens of thousands of dollars to a contractor for a task in their home and not want to have some say? I think ……. NEVER. So, why do Sellers seem to give up control on the sale of their home?
I believe Sellers do not know what they can expect from an agent. They get overwhelmed when they meet to discuss selling their home and just do not get pen to paper on what they want and what they expect. For example, if the listing has spelling mistakes and errors, why are Sellers not calling their agent to get these fixed? If Sellers expect the agent (and not the team) to be available throughout the sale, why don’t they put this in writing?
As you would with a contractor doing a $25,000 to $50,000 job in your home, set out what you want and expect and have a frank and open discussion with your potential agent …. before signing the listing contract. If you have some very specific requirements, then make sure that these form part of the contract so that, if these are not done, you have recourse to discuss this with the agency. Every agent that I worked with was willing to do their best to get a home sold. Things went awry when the Seller and the agent differed in what they assumed to be components of the sale. Good communications will resolve so many problems BEFORE they occur. At the end of the day
Who is driving the sale? My hope is that it is the Sellers.
Photo credit: Lourmanir – Namaste – three whelled vehicle
Buyers want to be able to see themselves or their better selves in a new home. Do you have a cupboard full of chips and chocolate bars, dust on your treadmill and a stack of Harlequin Romances on your night table? Even if the can says cheese, there is none in those tasty little treats.
Clean up your act. Stage it so that Buyers think that your home is for healthy, active and intellectually stimulated people. You know, people who eat brie on an apple slice while doing their cardio on the elliptical machine in front of a television playing the BBC.
It may be an illusion that is worth the effort.
Photo credit: cheese
This makes me think of The Man of La Mancha - The Impossible Dream. While condo dwelling is highly unlikely to be as unpalatable as living in Don Quixote’s dungeon, itmay not live up to the expectations of the carefree living the Boomer is hoping to obtain.
When retirement finally arrives, many Boomers have plans to spend time traveling, reading, relaxing by a pool, maybe fishing and spending weeks every year at a cottage. Having the big suburban home AND having the freedom to live the nomadic life may not be compatible objectives. This is when the Boomer starts dreaming of moving to a condo. Boomers were brought up to be owners. Condos are a type if shared ownership. Just remember, condos were not likely in existence when the Boomer was an apartment renter and just starting out on his or her own. Some things are going to be a surprise.
In life, there are always trade-offs and compromises. The attraction of a condo is to have the freedom to close your door and take off for months without worrying about your home, to never have to mow the lawn or water the flowers, to have the exterior of your home maintained and to share in the costs of the common parts of the property. The downside is:
- You do not have complete control on the costs. The condo board and members (of which each owner is a member) vote on the expenditures. So, if you decide you no longer will be using the pool and you know that it cost a lot of money to insure and maintain, you do not have the sole right to close the pool. When the roof needs immediate replacing, SURPRISE, unless there is an adequate reserve fund, you too will be have to pay for the roof through a special assessment.
- You do not get to pick your neighbours. What happens if they are loud or play the drums, or have parties every Friday night, or cook weird smelling food? Those neighbours are owners like you so the dispute is between the two (there is no landlord to impose rules and resolve issues).
- You do not make all the rules. Some condos won’t allow pets or smoking or Christmas lights or hardwood floors or renovation work after 4:00PM or…… etc etc. Those rules are written in the by-laws. Check those rules before buying BUT also be prepared for new rules to be voted in at the Annual General Meeting.
- You do not have a landlord to check your unit when you are away. In fact, there is no one to let you in if you have lost your keys. Who is the property manager? Can you get ahold of them at 1:00AM when you are locked out? Do you have friends who will look in your unit while you are away? Check your insurance, a vacated unit still needs to be checked to keep the insurance active.
- You do not have control over the common elements. If family and friends come to visit, where are they going to park? You only have so many assigned / purchased parking spots and the visitor parking will, in all likelihood, have limitations of who can park and for how long. Hate the decorating in the lobby? This is not something you can take over. Want more outdoor seating? Take it to the Board.
- You cannot control the value of the condo. Not only are condos subject to market forces but the value of your building or complex is going to be based on the condition of the property – inside the unit (which you control) and outside (which the owners control). Buyers are going to look at special assessments, the engineering reports and the condition of the roof, windows, HVAC, etc. These have not all been within our control.
After living in a suburban home with the independence of total ownership, condo living trades some of this for additional freedoms and peace of mind for not having to be personally responsible for the property.
Don’t tilt at the windmills. Make sure that you see the windmill and not your dreams
Photo credit: Windmill
This is a story that is being repeated all over the country. Boomers want to downsize. This is hardly a surprise. The surprise or even shock is that it is going to cost them money to live in less space. To some, it is so appalling that they have decided to stay in their current home.
Boomers own their home in the suburbs. Most are mortgage free. The home has four bedrooms, three baths, a family room, a rec room in the basement, two or three car garage and a huge yard full of trees and shrubs and maybe a pool. Okay, there may be variations of this but the essence is – the boomers own family friendly property. Now…… The kids have finished school and left the nest. The Boomers are rattling around a big house and find that they live in the kitchen – family room space and their bedroom. It seems that it is time to move to something smaller.
Here is the rub. The new home or condo may cost more than the proceeds from the sale of the big home in the suburbs. What?
- The market has reacted to the demand for large condos and retirement homes by placing a premium on the sales price. Remember, the Boomers are a tidal wave moving through demographic data. If you, a Boomer, are thinking of downsizing then so are millions of your fellow 1946-1964 birthday buddies. Simple supply and demand economics at work.
- Your lovely home is a wee bit tired. Forty plus years of the same kitchen, with the wrought iron railings, pink carpet, parquet flooring and paneled rec room is telling the story. Although you have house size you have a house waiting for updating and renovations. Your home is not competitive. It is not giving Buyers what they want in updates.
- You want to move but you are certainly not going to settle for apples to apples. Your tastes are now refined and you want granite and a bungalow backing on a golf course with grounds keepers or the whole top floor of a condo in the downtown area. You are selling a MacIntosh apple to buy an organically grown Star Fruit. Would you be happy buying the little bungalow down the block from your current home with the need for the same updates as your current home? Would you be happy with the location? No?
After finding out that their home is not the gold mine that they hoped for, many potential Boomer Sellers make the decision to stay in their current home. In some cases, the Boomer will update the family home, adjust the buying expectations and make the move at a later time.
Photo Credit: UK Baby Boom and Bust by David Willets
It is January. The cold sets in to the northern states and Canada and whole flocks of people head south for a reprieve from the misery of boots and parkas. Many people go to the same location year after year. They develop friendships and links to the community. It gets to be a home away from home and eventually, what with the crash in home prices, the Snow Bird starts to think of buying versus renting.
Oh, it is tempting to see residential and condo opportunities at an unbelievable price. For Canadians, the temptation is compounded with the strength of the Canadian dollar. Buy or rent? Buy or rent? I get asked this question a lot. Mostly these come from friends and acquaintances who have been going to Florida – Texas – Arizona for years. I have a couple of questions just to make them think that there are both pros and cons to buying.
- Flexibility. Buying ties you down to one location. Do you want to travel to Europe or Africa next year? What happens if you find that all of your friends are renting at another location in Florida? Can you move to be near them?
- Worries. When you are not there, are you going to be worried about your property? If you spend all of your time worrying about the care and maintenance of your current home then think of doubling that if you also have a home several thousand miles away.
- Condo concerns. If it is a condo that you are considering, take a very long and hard look at the management of the facility, the costs of maintenance, the number of full time owners versus renters.
- Rental Opportunities. Are there real opportunities for renting when you are not there? I know one couple was keen to buy a place and have it available all winter for themselves and then rent it out in the summer. Well, the question to ask is – If you don’t want to be there in the summer then why would anyone else? If you want to skip a year, can you manage renting your home and having strangers living in it for periods of time. Will they care for your things as well as you do?
- Tax laws. For Canadians there are tax implications if you stay in the US for longer than 6 months. If you buy in Florida, there are tax penalties for out of state and out of US buyers. If you rent then you have an income property and that will bring you into the tax system. Be sure to talk to your lawyer about estate planning. Having a property in another state or country may be a complication for the executor and for those who you hope will inherit your money.
- Health care concerns. Can you continue to get insurance for long periods away from your home state or province? What happens if you get sick and cannot use your home for one or more years?
- Value. Has the market bottomed out and you will be getting the best possible deal? I know people who have purchased a vacation home only to have it drop in value by $50,000 in the three years that they have owned it. If you are buying for the long haul, do you care about the vagaries of the market? Is there something else you would like to be doing with the money that you would be using to buy the vacation property?
- Mortgages. Securing financing for a vacation property is not the same as getting a mortgage for your home. This is especially true for foreigners. Lenders will be very hesitant to provide financing. Most foreign buyers have to pay cash – either because they have the savings to do so or they have refinanced their home to make the funds available. There you were, mortgage free and suddenly you have a mortgage. Something to think about.
- Nesting Instinct. How strong is your nesting instinct? Do you have to paint and renovate and decorate every place you stay? If you are renting then this is not an option. Ask yourself if renovating is how you want to spend your winter holidays. Maybe yes, maybe no. If you think renovating will help you flip the property, make sure that you have a long discussion with your real estate agent about the wisdom of investing more money in the property (for resale value). You are not always going to make your money back plus profit.
Photo credit: Snowy Owl