Have a listen and please comment on them, I’d love to hear your feedback. Post your questions too.

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Get the Buy Smart Sell Smart advantage with Kevin Grenier of Realty Executives Polaris, call today.

Sincerely,

Kevin Grenier REALTOR®, ABR® SRS® (Accredited Buyer’s Realtor, Seller’s Representative Specialist)

780-893-0269

P.S. make sure you download your real estate app here.

This e-mail is not intended to solicit anyone who is contractually represented by another REALTOR®

Posted via email from Kevin Grenier’s Blog

One of the most prominent features of any home is the windows. When they

are well maintained they have a positive impact on the impression people

(such as potential buyers) will have of your property. The opposite occurs,

of course, when your windows look old and worn.

So does that mean you should replace your windows?

That depends on a number of factors. Window replacement can be an

expensive renovation. Here are a few things to consider before making your

decision.

• Do your windows get frost or condensation build-up on the interior

side? This could be a sign that the windows are not keeping out the

cold as well as they should.

• Do you see water infiltration or mildew on the interior sides of any of

the window sills? This means that moisture is creeping in from the

outside, and you need to get those windows repaired or replaced as

soon as possible.

• If your windows are double-paned – (two panes of glass) – check for

any signs of moisture in between the glass panes. Moisture indicates

that the thermal seal is broken and at a minimum, the glass will need

to be replaced.

• Take a look at your windows from the outside. Is the trim rotted or

cracked anywhere? Are there dark spots or any signs of rotting on

the wood frames? Repairs or replacement may be required.

• Check the operation of your windows. Do they open and close

easily? This is important because some windows, such as those in

bedrooms, are often designed to be big enough to use as an exit in

case of a fire.

• Finally, are you happy with how your windows look? Do you feel that

your property will look significantly better with new windows?

Although they are expensive, replacing windows has a lot of advantages.

Depending on the efficiency of your current windows, replacing them could

cut your energy costs by 10-20%. In addition, new windows block out more

exterior noise, making your home quieter.

Want more tips on increasing the value, and enjoyment, of your property?

Call today.

Sincerely,

Kevin Grenier REALTOR®, ABR® SRS® (Accredited Buyer’s Realtor, Seller’s Representative Specialist)

780-893-0269

P.S. make sure you download your real estate app here.

This e-mail is not intended to solicit anyone who is contractually represented by another REALTOR®

Posted via email from Kevin Grenier’s Blog

If you’ve been thinking about selling your home, you might be waiting until

the “market is right”. After all, if the local market suddenly booms, your

property will likely sell for a higher price.

That may be true, however, there are other factors to consider in your

decision to list.

For example, will you be buying a new home as well? If so, then the higher

selling price will probably be offset by the higher cost of the new property.

In addition, there may be characteristics of your home that will help sell it

quickly and for a good price – today – regardless of the market conditions.

A good REALTOR® will help you make the right decision. Call today.

Sincerely,

Kevin Grenier REALTOR®, ABR® SRS® (Accredited Buyer’s Realtor, Seller’s Representative Specialist)

780-893-0269

P.S. make sure you download your real estate app here.

This e-mail is not intended to solicit anyone who is contractually represented by another REALTOR®

Posted via email from Kevin Grenier’s Blog

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The following is the monthly press release from the Realtor’s Association of Edmonton in its entirety. If you have any questions on this or would like further detailed statistics, information or analysis, contact me at www.kevingrenier.com

Edmonton residential housing market sailing on calm seas

Edmonton, May 2, 2012: According to figures released by the REALTORS® Association of Edmonton, there is a sea of calm in the local real estate market. Residential sales through the Multiple Listing Service® System in April were up 5.3% from the same month last year but below average for April. There were 1,713 residential sales in April as compared to the 5-year average of 1,940 sales. There were 7,334 residential properties available in inventory at the end of April which is up 7% from last month.

“There is plenty of choice in the market at this time,” said REALTORS® Association of Edmonton President Doug Singleton. “Single family prices have risen slightly each month this year which is encouraging sellers to list their property.” He urged home buyers to remain calm, to confirm their financing arrangements and to study the market with their REALTOR®. “Of course, when your REALTOR® shows you the ideal home you should move decisively to make an offer and begin the home buying process in case another buyer is also interested.”

In April, the average residential price was up just 0.8% from last month at $337,363. The average price of a single family detached home was $382,384, up 0.9% from the previous month. The average price of a condominium in April was $235,036, up 1.3% from March. Duplex and rowhouse properties sold on average for $329,025; a 3.6% rise from the previous month. Residential prices were also up when compared to a year ago:

• Single family up 0.4%
• Condominium up 1.1%
• Duplex/Row house up 8.9%
• All residential up 2.99%

The average days-on-market in April was 50 days (down three from March) and the sales-to-listing ratio was 53% (up 2% from last month); both indicators reflecting increased market activity. REALTORS® participated in the sale of $578 million worth of residential property last month and total MLS® activity for the year is $1.5 billion (up 15% from 2011 YTD).

“If a change in your lifestyle requires a change of address, then this a great market to be in,” said Singleton. “Choice of neighbourhoods, variety of housing types and stable pricing may not be available in every market but they are features here in the Edmonton area.”

-30-

Activity (for all residential sales on Edmonton MLS® System)

2 Residential includes SFD, condos and duplex/row houses
3 Single Family Dwelling
4 The middle figure in a list of all sales prices
5 Includes residential, rural and commercial sales

1 Average prices indicate market trends only. They do not reflect actual changes for a particular property, which may vary from house to house and area to area. Prior period figures have been adjusted to include late reported sales and cancellations and therefore reflect a more accurate view of the period than previously reported at month end.

Posted via email from Kevin Grenier’s Blog

By Kevin Grenier

You see the signs driving around town, “We Buy Houses for Cash” or some such variation, on the side of the road, or maybe on the window of a car. Some signs are makeshift others are professionaly done.

Every wonder what this is all about?

There are many ways to make money in real estate, one such method is to actively seek out people in need of cash now who are willing to sell their home for sixty cents on the dollar. The fist thing that comes to mind is who in their right mind would give their house away essentially and what kind of a person would do that to soneone else?

Ah, before you start casting stones lets look into this strategy a little closer to see if there is any validity or merit to it.

Obviously someone is making money otherwise the signs would come and go and that would be the end of it.

Now with every transaction in real estate there are two sides to the deal the buyer and the seller,

Fair market value is determined by what a reasonably informed buyer and a resonably informed seller agree to pay and accept as a selling price. This is influenced by supply & demand as well as access to financing and other factors.

So let’s play this out shall we. Say we take an owner of a house that has had a streak of bad luck and hasn’t been making payments on his mortgage with little hope that things are going to change regarding his ability to start making payments. If he continues to miss mortgage payments he will not only loose his house but his credit will be badly harmed making financing for future deals either impossible or very difficult.

This fellow calls a “we buy houses for cash” buyer and finds out that the buyer will buy the house for what amounts to much less than fair market value but in addition will pay the lender any missed payments so that there are no longer any arrears. By agreeing to sell his place for much lower than market value he saves his credit from being badly harmed by a foreclosure and he is able to walk away with more of the equity, if any, than he most likely would have had the bank foreclosed on him. Don’t forget once the bank gets involved there are lawyer costs, selling fees and more that get paid out before the owner sees anything. Plus the bank is primarily concerned with getting the amount owing not with protecting the owners equity. 

Additionally, some of these buyers will place the owner into a rent to own property that is more affordable with the option to purchase the property when things do turn around for the owner now tenant.

So here is my viewpoint on this type of transaction. I think there might be a time and a place for this if and it is a big if, the owner has left things go to the last minute and the bailiff is coming to kick him out the next morning for example. Otherwise the owner is likely much better served by using other means such as a clean sale at fair market value.

If you have been thinking of calling a “We Buy Houses for Cash” number you would do best to seek advice from a lawyer or even a REALTOR® you trust to find out if there are better options available to you. Don’t leave it up to the buyer to determine if this is the best option for you as they obviously have a vested interest in getting your place for less.

I hope this sheds some light on another reason seeking professional advise can save you a lot of time, money and hassle.

Sincerely,

Kevin Grenier REALTOR®, ABR® SRS® (Accredited Buyer’s Realtor, Seller’s Representative Specialist)

780-893-0269

P.S. make sure you “like” my Facebook page http://on.fb.me/BuySmartSellSmartwithKevinGrenierRealtor

This e-mail is not intended to solicit anyone who is contractually represented by another REALTOR®

Posted via email from Kevin Grenier’s Blog

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By Kevin Grenier

A survey or real property report is often required to sell a property. The standard AREA® (Alberta Real Estate Association) purchase contract allows for the seller to provide one including compliance or non-conformance from the local municipality.

If the seller has a copy of the survey from when they purchased the house and it reflects the current state of the property including location of any structures, fences, pergolas, etc. then the seller’s lawyer will typically have the seller sign an affidavit saying that nothing has changed since the survey was done. In this case a new survey will usually not be required by the buyer’s lawyer.

In the event that it doesn’t however, for example the house was purchased new and since then a fence has been constructed and perhaps a deck, these are not noted on the original survey, so a survey company is hired usually at the cost of the seller and does up a new drawing showing the location of the house and any other structures, etc on or under the property.

Under the property? Yes like a utility right of way which is important to know in case the new buyer is looking at building say a garage on the lot. A utility right of way may stop such plans because in the event the municipality needs to replace the utility line, say a gas line, they are not responsible for any structures on top of the line and in most cases won’t allow a structure such as a garage to be constructed in the first place.

Now once it is determined that a new survey is required and that new survey is completed, it is then submitted to the municipality or city. They then review the survey, check that they have all permits in place for all structures noted and that all have been passed or conform to the current bylaws.

In the event that the structure, a garage, was built in the correct location according to the bylaws of its day but those bylaws have changed then it would be a non-conforming structure and in this case it would pass however you wouldn’t be able to tear it down and build another garage in the same spot. The new structure would have to comply with the new bylaws. which may require it to be built farther away from the property line.

So what does all this cost, the real property report or survey and the compliance or non-conformance certificate from the municipality? That depends on a few factors, one being how much time you have till the property closes or in other words the buyer’s take possession.

These prices I just got from a reputable survey company I’ve used often in the past, Geodetics Surveys in Edmonton at 780-465-3389 and are approximate numbers and are subject to change. They apply to the average single family detached home in Edmonton.

Real Property Report (RPR) & compliance (or non-conforming) on regular basis – $616.10
RPR on rush & compliance on regular basis – $721.10
RPR on regular & rush compliance – $726.10
RPR & compliance on rush basis – $831.10

Without either on a rush the timeline would be aprox. 6 weeks. Geodetics can guarantee 2 weeks

If you are selling a condo, unless it is a bare land condo, you won’t typically need an RPR with compliance.

Title insurance can be used in addition to or in some cases instead of but please seek legal counsel on this whether you are the buyer or the seller.

Sometimes the seller will insist that the buyer pay for the RPR & compliance or accept an older report with or without changes. Again seek legal counsel before you make any decision.

Many buyers are now being advised to get an RPR with compliance or non-conformance from the seller and to pay for title insurance themselves so they are doubly protected.

This in my experience is one of the least understood and potentially the most problematic areas of a residential sale which can cause hardship for either the buyer or seller or both if not handled correctly.

For more information on this subject including title insurance, basement permits, or any other real estate related questions please contact me. Please note I am not a lawyer I am a licensed REALTOR® in the province of Alberta, any questions better suited to be answered by a lawyer will be directed to one.

I hope this sheds some light on one of the reasons seeking professional advise can save you a lot of time, money and hassle.

Sincerely,

Kevin Grenier REALTOR®, ABR® SRS® (Accredited Buyer’s Realtor, Seller’s Representative Specialist)

780-893-0269

P.S. make sure you “like” my Facebook page http://on.fb.me/BuySmartSellSmartwithKevinGrenierRealtor

This e-mail is not intended to solicit anyone who is contractually represented by another REALTOR®

Posted via email from Kevin Grenier’s Blog

Very Large Single-family Home (Photo credit: Wikipedia)

The following is the monthly press release from the Realtor’s Association of Edmonton in its entirety. If you have any questions on this or would like further detailed statistics, information or analysis, contact me at www.kevingrenier.com

Housing sales and prices stable at the end of the first quarter – REALTORS®

Edmonton, April 2, 2012: At the end of the first quarter, the REALTORS® Association of Edmonton reports that the average residential price in the Edmonton area is up 2.2% when compared to a year ago. The all-residential average1 price, at $335,187 compared to $328,094 in March of last year. Single family detached (SFD) and condominium average prices were stable year-over-year with SFD prices up 0.2% and condos down 0.7%. 

“Other markets, such as Toronto, are reporting feverish real estate activity involving multiple offers and unconditional offers but our market is calm, orderly and slowly evolving,” said REALTORS® Association of Edmonton President Doug Singleton. “Listing activity is up when compared to last year but sales and inventory are down which could indicate that market activity will pick up markedly as the summer progresses.”

On the Multiple Listing Service® System, sales and listings by REALTORS® in March were up, with 3,271 residential listings (up 23.5% from February) and sales of 1,533 (up 24.5% from the previous month). As a result, the inventory of residential properties available for sale was up 14.6% at 6,851 properties. At the current sales level, there are four and half months of inventory available. In total, there are 10,640 properties of all types (commercial, rural and residential) on the Edmonton and Area Multiple Listing Service®.

Market stability is reflected in the sales-to-listing ratio which is unchanged from month-to-month. The average days-on-market dropped in March by one day from 54 to 53 and residential properties are selling at about the same pace as this time last year on a year-to-date basis (46%).

In March, the average price of a single family detached home was $380,083, up 1.3% from the previous month. The average price of a condominium in March was $231,629, down 1.4% from the February price (last month the price of condos advanced over 8% in a month). Duplex and rowhouse properties sold on average for $319,020; a 4.1% improvement from the previous month.

“April is the start of the real estate season when people who want to buy and sell real estate are most active,” said Singleton. “There is speculation that mortgage rates will start to rise which makes it more difficult for first time buyers. However, there is lots of choice in our market with new properties coming available daily. Whatever your housing situation you can trust the advice of your local REALTOR® who is here when life happens.”

Activity (for all residential sales on Edmonton MLS® System)

2 Residential includes SFD, condos and duplex/row houses
3 Single Family Dwelling
4 The middle figure in a list of all sales prices
5 Includes residential, rural and commercial sales

* Average prices indicate market trends only. They do not reflect actual changes for a particular property, which may vary from house to house and area to area. Prior period figures have been adjusted to include late reported sales and cancellations and therefore reflect a more accurate view of the period than previously reported at month end.

Posted via email from Kevin Grenier’s Blog

Image via Wikipedia

The following is the monthly press release from the Realtor’s Association of Edmonton in its entirety. If you have any questions on this or would like further detailed statistics, information or analysis, contact me at www.kevingrenier.com

February Housing Prices Rise with Sales – REALTORS®

Edmonton, March 2, 2012: The REALTORS® Association of Edmonton reports that housing prices were up in all housing categories in February in the Edmonton area. The all-residential average1 price, at $329,911, was up 3.7% from January and up 5.7% when compared to the same month last year.

“Average prices in February were higher than the year-long average price for last year,” said REALTORS® Association of Edmonton President Doug Singleton. “Buyers seem to have confidence and REALTOR® offices are reporting solid traffic. This is lifting prices up and they are already higher than at the same time in the past two years.”

In February, the average price of a single family detached (SFD) home was $375,268, up 3.1% from the previous month. The average price of a condominium in February was $234,973, up 8.5% from the January price. This is higher than all months except May of last year. Duplex and rowhouse properties sold on average for $306,491; a 1.4% improvement from the previous month.

Year-over-year prices were also up in all categories. Single family properties were up 4.8%; condos were up 1.7% and duplex/rowhouses were up 0.2% from the same month last year.

Sales and listings by REALTORS® on the Multiple Listing Service® System in February were both up from January and the sales-to-listing ratio recovered from 36% in January to 46% in February. This indicates that less than half of the residential properties listed were sold and provides fresh property options for buyers who may have been looking for several months. Sellers should be pleased to see that the average days-on-market in February was 54; down from 65 in January.

There were 5,976 residential properties in the local MLS® System at the end of January. Although the inventory was up from last month, it is lower than a year ago when there were 6,389 properties available for sale on the MLS® System.

“Nationally the housing still appears to be soft,” said Singleton. “But the local market is much more robust. Consult your local REALTOR® for the most comprehensive local market information. REALTORS® are here when life happens.”

Activity (for all residential sales on Edmonton MLS® System)

1 Residential includes SFD, condos and duplex/row houses.
2 Single Family Dwelling
3 The middle figure in a list of all sales prices
4 Includes residential, rural and commercial sales

* Average prices indicate market trends only. They do not reflect actual changes for a particular property, which may vary from house to house and area to area. Prior period figures have been adjusted to include late reported sales and cancellations and therefore reflect a more accurate view of the period than previously reported at month end.

Posted via email from Kevin Grenier’s Blog

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By Kevin Grenier

The following is the monthly press release from the Realtor’s Association of Edmonton in its entirety. If you have any questions on this or would like further detailed statistics, information or analysis, contact me at www.kevingrenier.com

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Price and sales stability maintained in local housing market

Edmonton, February 2, 2012: It was a typical January. The REALTORS® Association of Edmonton reports that housing prices in January softened and sales numbers were low as compared to the previous month. This January followed the usual trend with prices generally lower than the previous month and sales on par with December. However, except for the condo market, year-over-year prices and residential sales were up.

“We are predicting a slow but steady growth pattern for the market in 2012 and, as usual, this year started off slowly but is already showing signs of strength as we roll into spring,” said REALTORS® Association of Edmonton President (2012) Doug Singleton. “Listing and sales activity is up markedly as compared to a year ago. Listings in January as compared to December are up over 126%.” There were 5,303 residential properties in the local MLS® System at the end of January.

In January, the average price of a single family detached (SFD) home was $362,926, down just 1.1% from December 2011. A year ago the average price was $354,180. The condo market is still showing signs of distress. The average price of a condo in January was $215,407, down 4.9% from the December price. A year ago the average condo price was $223,807. Duplex and rowhouse properties sold on average for $304,590; an 8.3% improvement from last month and up 2.8% from a year ago.

The average residential price (including all SFD, condo, duplex and townhouse properties sold in the Greater Edmonton Area) was $318,034: up 0.7% from December and up 2.6% from last January. Sales are not keeping pace with new listings and the sales-to-listing ratio was low at just 36%. There were 2,441 residential properties listed and 881 sold in January (up 7.1% from a year ago). Average days-on-market in January was 65, the same as December.

“Interest rates remain at a historic low point and are not expected to rise this year. Combined with an expected increase in listing activity, the low interest rates make this a great time to enter the real estate market,” said Singleton. “Buyers have increased choice and there is a massive amount of information in the real estate market. REALTORS® are uniquely qualified to sort through the data and help buyers and sellers to make informed decisions that support their hopes and dreams. REALTORS® are here when life happens.”  

-30-

Activity (for all residential sales on Edmonton MLS® System)

1 Residential includes SFD, condos and duplex/row houses.
2 Single Family Dwelling
3 The middle figure in a list of all sales prices
4 Includes residential, rural and commercial sales

* Average prices indicate market trends only. They do not reflect actual changes for a particular property, which may vary from house to house and area to area. Prior period figures have been adjusted to include late reported sales and cancellations and therefore reflect a more accurate view of the period than previously reported at month end.

Sincerely,

Kevin Grenier REALTOR®, ABR® SRS® (Accredited Buyer’s Realtor, Seller’s Representative Specialist)

780-893-0269

P.S. make sure you “like” my Facebook page http://on.fb.me/BuySmartSellSmartwithKevinGrenierRealtor

This e-mail is not intended to solicit anyone who is contractually represented by another REALTOR®

Posted via email from Kevin Grenier’s Blog

By Kevin Grenier

Now you can search for properties from your IPhone, IPad (internet enabled), Android or any smart phone with one click and not only see all the properties that are listed for sale nearby but view pictures, details, book a showing and more. You can even save properties that interest you for later reference, set up custom searches so that you see only properties that fit your needs all free and without having to download an application. All by clicking an icon on the home screen of your device, it’s that easy.

Here’s how you do it.

Searching_for_property_nearby_on_your_IPhone_by_Kevin_Grenier_Realty_Executives_Polaris.mp4 Watch on Posterous

Open Safari on your device and go to www.kevingrenier.com. From here you can click on “Nearby” to see properties in your immediate or “Community” to see all the properties in a community you are interested in or “MLS” if you have an MLS number of the property.

Click on a property of interest and view the pictures and details.

Any properties you like you can “Star” for easy reference later by clicking on the grey star to the right of the property.

In order to book a showing or request further information click on the “Contact” button on any page and you can then choose to call me or email me. Did I mention how simple this is?

Bonus – here us a quick video showing you how to bookmark a page and save it to your home screen so that you can with one click get to www.kevingrenier.com your real estate portal.

After you’ve opened Safari and have gone to www.kevingrenier.com for IPhones, click on the “+” button at the bottom of your screen for IPad the “Share” icon at the top of the browser window. Then click on “Save so Home Screen” and your done.

The next time you need Real Estate information you just click on the link you just made.

Remember to email or call me if you have any questions at all.

Sincerely,

Kevin Grenier REALTOR®, ABR® SRS® (Accredited Buyer’s Realtor, Seller’s Representative Specialist)

780-893-0269

P.S. make sure you “like” my Facebook page http://on.fb.me/BuySmartSellSmartwithKevinGrenierRealtor

This e-mail is not intended to solicit anyone who is contractually represented by another REALTOR®

Posted via email from Kevin Grenier’s Blog