Posts Tagged ‘rcmp’

Fantastic 3 bedroom Valecraft Marseilles II executive townhome in Bradley Estates!

 Ottawa, Ontario

3 Beds 2.5 Baths 25'x105' Sq. Ft.

Welcome home to one of Valecraft Homes most popular models. With 2096 sq.ft. this executive townhome is not only the size of a single family home but features an open concept living style with plenty of natural light and hardwood flooring on the main floor, staircase and the second level hallway. The kitchen has upgraded cabinetry w...

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Ideal family home located in the desirable neighborhood of Blackburn Hamlet!

 Ottawa, Ontario

5 Beds 1.5 Baths 78'xirreg. Sq. Ft.

LOCATION, LOCATION! This beautiful family home is located on a small court backing onto a walking trail and a toddlers park. Ideally located within walking distance to 2 english elementary schools, 1 french school, 1 english middle school and 1 french high school. This 4 bedroom, 2 storey home has been in the family for 41 years. Ma...

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3 bedroom Minto townhouse is move in ready in a sought after family oriented neighborhood!

 Ottawa, Ontario

3 Beds 2.5 Baths 20'x0' Sq. Ft.

This home is in impeccable shape - bring your fussiest clients! Popular 3 bedroom Minto Fifth Avenue townhome is move in ready! 1st exit off the 174 East in Orleans this home is located in the sought after family friendly neighborhood of Chapel Hill. Public transit is just steps away. Main floor features an L shaped living and dinin...

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3 bedroom family home with main floor familyroom in desirable Blackburn Hamlet!

 Ottawa, Ontario

3 Beds 1.5 Baths 54'x103' Sq. Ft.

Offered at: $544,900

This popular Blackburn Hamlet Tamarak by Costain is a 3 bedroom side split home with a renovated kitchen and bathroom, doors and windows, hardwood floors and designer ceramic. A/C 2012, furnace 2018 with a 10 year transferable warranty, roof 2015 and copper tailing done with ESA on file. Walking distance to schools, nature trails an...

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Perfect family home tucked away on a quiet cul-de-sac just minutes from the downtown core

 Ottawa, Ontario

4 Beds 4 Baths

Offered at: $0

This home is perfectly located tucked away in a cul-de-sac just minutes from the downtown core with no rear neighbors. The original owner has meticulously maintained the home. The main floor, stairs and second floor features hardwood and ceramic. This home has 2282 sq. ft. of living space above ground as well as a fully finished wal...

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4 bedroom executive home with large principal rooms in the desirable neighborhood of Avalon!

 Ottawa, Ontario

4 Beds 2.5 Baths 41'x107' Sq. Ft.

Welcome to Cardel's Devon model. This popular 2208 sq. ft. model is known for its flexibility and practicality. The large front porch leads into a spacious foyer. The "flex room" comes next - currently used as a dining room it can also be an office or play room. Beyond the main floor hallway to the right is the powder room, the laun...

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Beautiful and bright END UNIT Urbandale Franklin II model has 2 bedrooms and a cozy loft area!

 Ottawa, Ontario

2 Beds 2.5 Baths 25'x108' Sq. Ft.

Offered at: $399,900

Beautiful and bright END UNIT Urbandale Franklin II model has 2 bedrooms and a cozy loft area. With it's southern exposure and 2 storey living room with large windows this open concept home is sure to please. Hardwood on the main, maple kitchen cabinets with walk -in pantry and breakfast bar open to dining area. Sunny and warm livin...

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R.E.S.T. Series – WTF is an HHT

Hey Everyone and welcome to our series where we talk about the career that we love… real estate.

What does R.E.S.T. stand for? real estate straight talk – where we give you the heads up, the real deal, real scenarios, myths and myth busting, the rules, the ethics, the process, the expectations – what you really need to know. Let’s dive in to today’s episode.

WTF is an HHT? This term will be very familiar to anyone of our listeners that is with the Canadian Armed Forces or the Royal Canadian Mounted Police. HHT stands for House Hunting Trip – don’t google it though because you will come up with 1.5 million hits for

Hereditary Hemorrhagic Telangiectasia and what we are talking about is not that!!

Anytime someone is relocated to a new city, there will be some form of House Hunting Trip. For the purposes of this episode, we are going to concentrate on the style and type of HHT that our military and RCMP families have to deal with.

Picking up and moving yourself, you family and your pets is a pretty stressful and anxious event. There is so much to coordinate!

Whether this is your first, last or somewhere in between posting we want to give you an idea of what you NEED to expect from a REALTOR® and what a good relocation REALTOR® expects from you. We will focus on both sides – selling you home to go on an HHT and then actually going on your HHT.

For anyone coming from overseas or a PMQ this first part won’t affect you as you only have to pack and move.

Selling your home to relocate:

Step #1 – GET IN TOUCH AS EARLY AS POSSIBLE!

Selling your home in anticipation of a posting is a time sensitive event. As REALTORS® that have moved hundreds of families, relocation specialists want to hear from you the second you even THINK you may be posted. It is never too early to get the process rolling. Even in the event the posting doesn’t come through, you will have an idea of what would be required to sell you home.

WHERE ARE YOU GOING?

A REALTOR® with experience in relocating families usually has many many contacts. Often they have created relationships with similar REALTORS® in your destination city who will provide you with the same exceptional service. Also ask your colleagues – they  may have had a great experience with someone that you can reach out to. This may save you a lot of headaches moving forward.

In both the selling and buying scenario make sure the REALTOR® is experienced in relocations! Ask how many relocations they do every year and if they have references or testimonials they can provide from CAF or RCMP members. They should also (at the time of this blog) be approved suppliers on the lists of both BGRS and the RCMP.

When you do get your posting or release message (in Ottawa you can not list your home for sale without one) then the REALTOR® you pick needs to provide you with the following at a minimum

MARKET ANALYSIS / PRICING REPORTS

It’s important to provide you and the relocation company with a completed market analysis of your current home’s value. We are familiar with all the forms and will make sure they are sent to you or directly to your consultant / representative. It is important that the REALTOR® you pick gives you pinpoint pricing and has a strategy for the market and the “what ifs” of your timeline.

Your job – arrange for a property appraisal for your relocation file – a good relocation REALTOR® will know of a few that are experienced and on the relocation company’s approved supplier list.

LISTING YOUR HOME
Make sure the REALTOR® you choose has a great marketing plan – from photography to feature sheets to social media plans. You want to be in as many places and in front of as many faces as possible.

ON THE MARKET

Just because there is a sign on the lawn and pictures on the internet doesn’t mean it is time for the REALTOR® to disappear – Every showing should get Feedback and that feedback should be given at least once a week, with a market update.  Your REALTOR® should also make sure the relocation company or relocation division has their updated market reports and recommendations when required. NONE of this should have to be solicited by you – a really good relocation REALTOR® will have all this scheduled and part of their SOP (standard operating procedure)

Your job in all this – keep your home clean and show ready and make every effort to leave the house when a showing is booked. (Much harder than it sounds 😉)

DON’T GO ON AN HHT WITHOUT SELLING YOUR HOME FIRST

Relocation companies/divisions won’t tell you that you can’t. But it isn’t wise. Unless the bank tells you you can carry two homes, two mortgages, then don’t put yourself under that kind of stress. In addition, if you came and found a house and even IF the seller allows you a condition in which time is allocated to sell yours, there is a chance someone else can buy the house in the meantime and that results in a failed HHT and you may not be covered for a second one.

BUYING AND THE ACTUAL HHT

So now on to the other end and the actual HHT. Again, and we can’t recommend this strongly enough – get in touch, ask for recommendations, google research and interview REALTORS® the moment you get a whiff that you are going to be posted/relocated. The earlier the process can begin, the more confident and less stressed you will feel when you actually hit ground in your destination city.

COMMUNICATION

When you find the REALTOR® you want to work with in your destination city an enormous multi-faceted conversation begins and it should start with the following;

Needs & Wants – it is important for us as REALTORS® to know what is absolutely critical to you and your family and what is just a “wish”. From the number of bedrooms, to garages, to schools, parks, amenities and budget, your relocation specialist much be able to tell you 1. If what you want is possible and 2. Give you an idea of where and at what price those types of homes are. What you don’t want to hear are our two most hated words in real estate – NO PROBLEM!

Expectations need to be set, realities explained with some good, honest back and forth. Any REALTOR® can put you on an automated search, but to give you the straight talk, not all will give you a running commentary on the pros and cons of each home and each area. This organic and on-going part of the HHT is critical to your success. If you have never been to your destination city, then you need guidance – and that can take time.

We totally understand when last minute postings happen and there is little time to finesse the communication – but the earlier you can get in touch, the better!

ADVANCE PLANNING

THE most important piece for you to have in place before coming on your HHT is your mortgage pre-approval. By having this done, you can comfortably search for a home knowing it is within the budget. If you already have a mortgage on the home you are selling, then you need to make sure it is portable and there will be no penalties when you move and bring it with you, or that you can pay it outright and get a new mortgage with your home purchase. If there are penalties – you need to know if they are covered under your relocation package. No one likes surprises!

If you aren’t sure where to start – then an experienced relocation REALTOR® will have some recommendations of financial experts that are accustomed to military and RCMP moves.

BOOKING HHT DATES

The moment you have an idea of the dates you will take for your HHT, make sure to run them by your REALTOR® in your destination city – it now becomes a team effort and you want to make sure 1. Your REALTOR® isn’t already booked (or has backup) and 2. There isn’t something going on in the city that will limit your house hunting ability. A good relocation REALTOR® will be booking that entire timeframe to work with you and your family so make sure it works for both of you.

WHAT TO EXPECT ON YOUR HHT

REALTORS® that specialize and excel in military and RCMP relocations are a rare and different breed. They are like professional athletes as they zone out all other distractions until your HHT is successful. They have HHT’s down to an art form. Here is what to expect;

Depending on your arrival time, your REALTOR® will pick you up and begin by showing you the top 3-5 homes you have identified from all that communication prior to your HHT. By viewing your top homes you get to finally see what you have been scrolling through for days/weeks/months – sometimes they aren’t what you expected – but it gives both you and your REALTOR® time to get to know each other and for your REALTOR® to listen to your thought process. By the end of the first round of showings, your REALTOR® should be honing in on exactly what you like and don’t like. It helps set up the schedule for the proper first day.

If you arrive late on that travel day, then your REALTOR® would likely incorporate your top 3-5 into the full list of homes you will see on your proper first day. Don’t be surprised how long this first day gets – there is a mission that has to be accomplished and a good relocation REALTOR® is looking to have your new home secured no later than day 3, as you need the rest of the time to have the inspection(s) done, scout out work, schools and the 100 other things on the list.

On that note – a good relocation REALTOR® will have lined up the inspector already for day 4/5 and have all your approved suppliers lined up. (lawyer/other inspectors for rural properties/mortgage broker/banker)

IMPORTANT STRAIGHT TALK – if your REALTOR® is not pointing out pros & cons for each home, and talking about the resale value of the home ad nauseum – be worried. For ANY client, our single biggest value to you is in the investment/resale value of a home. For all of you CAF and RCMP members this is CRUCIAL. Whether you get posted out in 6months, 6 years or never, the resale potential for your home is of paramount importance.

WHAT TO BRING ON AN HHT

Proof of employment and income. Often a pay statement is all that is required; however, the bank will also need a letter confirming employment and salary from your pay office. (If you haven’t provided that in advance in the PRE-HHT work)

Proof of down payment (photocopy bonds, bank passbook or statement from accounts).

Your cheque book / money in the bank – A deposit will be required once you have successfully completed your Agreement, usually between $2,000 and $10,000. Also a cheque for the inspector(s) should you not be able to bill or estimate for BGRS or the RCMP. ($450-$600 for a house, $600 each for well and septic inspections). This is the only money that will change hands prior to closing.

The name, phone number and email of your BGRS or RCMP consultant (if available) and your DND or RCMP file number (DND/RCMP 20151234).

Slip on shoes – when you see 15 houses or more in one day, laces can get a bit cumbersome.

Definitely bring a sense of humour – if you have found the right REALTOR® it should be a lot of fun too!

As always – if you liked what you heard, saw or read subscribe to our podcast, YouTube channel or Like our Facebook page to be notified of the next time we have some straight talk. Thanks for listening…and REST easy!

For more information you can;

Listen to our podcast – https://bgmteam.podbean.com

Watch us on YouTube – https://www.youtube.com/user/myottawateam

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Another Miracle Home for Sale

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HIGH DEMAND AND LOW SUPPLY CONTINUED TO CHARACTERIZE VANCOUVER’S AND TORONTO’S HOUSING MARKETS THROUGHOUT 2016 AS COMPETITION FROM BUYERS FOR LIMITED INVENTORY OF SINGLE-FAMILY HOMES PUSHED PRICES HIGHER.

The average residential sale price increased 13 per cent in Greater Vancouver to approximately $1,020,300 and rose 17 per cent in the Greater Toronto Area (GTA) to an estimated $725,857. Although demand remains high in both urban centres, limited inventory in the freehold market, the new 15 per cent foreign-buyer tax in Vancouver and the recent tightening of mortgage rules by the federal government are expected to soften market activity in the short term. In 2017, RE/MAX estimates average residential sale price will increase by two and eight per cent in Greater Vancouver and the GTA respectively.

Regional markets in close proximity to Canada’s highest-price cities continued to experience steady interest from local move-up buyers and buyers from these cities (“move- over” buyers) who are looking to nd a balance between affordability and square footage. This year there were considerable year-over-year average price increases in Barrie (16 per cent), Hamilton-Burlington (20 per cent), the Fraser Valley (20 per cent) and Kelowna (14 per cent).

Click to Read the Full National Summary

The RE/MAX 2017 average residential sale price expectation for Canada is an increase of two per cent as Canadians continue to see home ownership as an important milestone as well as a good investment.

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Victoria

Greater Vancouver Area

Fraser Valley

Kelowna

Calgary

Edmonton

Saskatoon

Regina

Winnipeg

Windsor-Essex

Sudbury

Kitchener/Waterloo

Hamilton/Burlington

Barrie

Greater Toronto Area

Kingston

Ottawa

THE HOUSING MARKET IN CANADA’S CAPITAL REMAINED STABLE IN 2016 WITH MODEST INCREASES IN BOTH THE NUMBER OF SALES AND THE AVERAGE RESIDENTIAL SALE PRICE.

The average residential sale price grew one per cent year-over-year, from $367,632 to $370,940. The number of sales between January and October rose to 13,834 in 2016 compared to 12,964 during the same period in 2015.  For more information, please call the BGM Real Estate Team at 613-558-8000!

Read Ottawa’s Full Report

Montreal

Quebec City

Saint John

Halifax

Charlottetown

St. John’s and Area

(more…)

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