Cambridge Community Spotlight: Cambridge Self Help Food Bank

Happy to report that we have had some great traffic from our Cambridge Community Spotlight in our last two posts. This time I sat down with Pat Singleton of the Cambridge Self Help Food Bank. I have been working with Pat for the last 7-8 years helping when they need assistance with food sorting or their annual toy sort to make sure kids get something under the tree, no matter their circumstance.

Mike: Let's start with the basics, what is it the food bank does?
Pat: At the Cambridge Self-Help Food Bank we provide 3 main food programs.

1. Emergency Food Assistance:  Like most Food Banks, we offer a 3 – 5 day allocation of food.  There is a form that is filled out the first time you are here, after that the information is on our computer program and participants check in their name and address are checked.
2. Food Co-operative:  This specific food distribution program is quite unlike others offered at Food Banks. There are currently 600 families that are part of the Food Co-operative.  Those accessing this program receive two food pickups per month and contribute $9 per month and a minimum of 4 hours of work per month. A number of those who access the Food Co-operative Program contribute well in excess of 12 – 15 hours per week.
3. Organizations we give food to:  We currently provide food to approximately 26 organizations in the Cambridge & North Dumfries community. This includes organizations such as the Trinity Community Table (Soup Kitchen), Shelters, Neighbourhood Centres and Food Bank off sites.

Mike: How is the Self Help Food Bank different than other food banks?
Pat: We are very proud of the uniqueness of our Food Bank.  First of all we are more than a food bank. Our name says it with the "Self Help" part. By asking people to make a minimum financial contribution and volunteer 4 hours each month we are encouraging them to be a member of a co-op with the ability to govern and make decisions based on the needs of the whole community.  Participants are also given the opportunity to choose their food based on their family size.  The norm for most Food Banks is that you are given a box of pre-selected food.  Again by choosing their own food we are giving them the satisfaction of selection plus the hours of volunteering lead them to develop new skills. We also offer a number of programs that lead to self-reliance.  For example we partner with the YWCA program, Small Steps to Success a pre-employment program for women. Other unique programs at our Food Bank are the Grandparents support group, Back-pack program where over 1,000 pack backs are distributed in Sept. and the Spiritual Care Program.    The Spiritual Care Program is in the business of helping participants find hope in a sometimes hopeless situation.
 

Mike: I have been through your location a few times, there are lots of doors with program names. Tell me what else you do for the community?
Pat: Programs provided by outside agencies at our Food Bank include Wholistic Child & Youth Services, Small Steps to Success (a Program of the YWCA), Family Counselling Centre of Cambridge & North Dumfries, Waterloo Region Community Legal Services, ACCKWA & Sanguen Health Centre.  All of these partnerships help our participants to readily access community supports.
The Cambridge Self-Help Food Bank is identified as a safe, compassionate and responsive community.   It is the hub of their place of learning, receiving and sharing both the highs and lows of their lives.  

Mike: How can I support the Food Bank?
Pat: You can support the Food Bank in a number of ways:

• By becoming a donor either in food donations or a financial donation.  A financial donation allows us to purchase much needed food staples

• You could organize a food drive at your place of employment, school, church, and neighbourhood.  Bins, posters etc. are all available to help you in your food drive. 

• Volunteer to assist with a special event.  Whether it be for “Stuff a Bus” at Christmas or a Bar-B-Q we always need an extra pair of hands. 

• Volunteer for sorting food after a food drive.  

• Become an ambassador for the Food Bank.  We need positive people to promote the work we are doing.   

• Check out our Web site for items on our Wish List.  Sometimes people find they just might have access to something we dearly need.  

• Talk to your children about why we need food banks

Mike: What is on the radar for 2015?
Pat: This year the Food Bank is commemorating 30 years of service to the residents of Cambridge and North Dumfries.  It is an opportunity for the Food Bank to thank our many donors and to inform the community how we have grown over those 30 years.  Our three events for this anniversary will be an opportunity to share about our work with the community.  These events are:  Pat in the Hat, a thirty hour fun event hosted to talk about the Food Bank and act as a fund raiser. This was held at Cambridge City Hall on March 6-7th. (Dr. Seuss would have been proud) 

The second event for our anniversary is an Art Auction on May 21st.  Entitled, Behind Open Doors it is once again a fund raiser but also an opportunity to reflect on the fact that we do not know what is behind closed doors for them.  Poverty is very pervasive.  This evening is a free event with light refreshments please join us the 21st of May at 5:30 at the Honda Dealership on Hespeler Road. 

The third event is a dinner at the Holiday Inn, Cambridge on October 2nd.  This is an opportunity for the Food Bank to thank donors by profiling the three decades.
There is a spring Food Drive on currently and there will be a Thanksgiving Food Drive this fall.  Certainly Christmas is a very busy time for the Food Bank.  We assist well over 1,000 families with Christmas, coordinating our efforts with Salvation Army and the Firefighters.  

Hear what it is the CSHFB does direct from a few people that use it.


Please check out their web site at www.cambridgefoodbank.on.ca or call the office at 519-622-6550 for further information or to donate/volunteer.

Cambridge Community Spotlight: United Way of Cambridge and North Dumfries

Continuing with our Cambridge Community Spotlight today we shine the light on United Way of Cambridge and North Dumfries. United Way is a long standing community organization with roots going back as far as 1917. I had the pleasure of meeting up with Amanda Melnick, Director of Resource Development, to dig deeper into what United Way is and just how it impacts the community of Cambridge and North Dumfries.

Me: I think it's safe to say everyone has heard of the United Way. I would also wager many couldn't easily say what it is you do. So what is it you do? 

Amanda: To put it simply, we are a community organization. There are a couple of sides to our work and to be honest we've changed what we do over the past 10 years and I think that’s where a bit of the confusion comes in. We are a lot more than just fundraising these days.  A big part of what we do is being a vehicle for people to make a difference in ways that work for them, whether that be through giving money, time or other resources. We work with hundreds of volunteers to raise over $2 million every year to put back into programs and services that directly impact over 51,000 people of all ages right here in our community. 

Me: WOW, that is a lot of people you directly impact. Does United Way do this all on their own?

Amanda: We work with both agencies and local businesses of all sizes to make a difference in our community. We recognize that this work can’t be done alone and so we work as sort of a hub to make change possible. What I mean by ‘hub’ is that we work with a variety of different groups, our partner agencies, local businesses of all sizes, volunteers, our volunteer centre members, community members, etc. and help to connect one another to make an impact. We also focus on 4 key areas: Kids, Poverty, Community and Volunteerism. By focusing our efforts this way we get a holistic approach to community building. This is an important approach since often when you find yourself in a tough situation more than one service is needed to help you and your family get to where you need to be. 

Me: With that kind or reach you must touch people that may not even know it. How does the United Way impact me and my family? 

Amanda: With 1 in 3 residents of Cambridge & North Dumfries being impacted by a United Way supported service you can bet that you know someone who has been given an opportunity made possible by United Way. We also operate the community’s volunteer centre and are making volunteer matches for people every day.We all want to live in a healthy and vibrant community and United Way’s approach to community building is designed to accomplish just that with our focus areas and strong relationships across the community. 

Me: I believe in volunteering. It is something important to me and my family. Not everyone has the time to do it. How can people support the United Way? 

Amanda: There are a number of ways that you can support United Way:

• If your workplace runs a United Way campaign you can get involved in organizing that or just take part in the activities your co-workers have planned.

• If your organization doesn't run a campaign you could always look at starting one. Running a campaign is a great way to bring a workplace closer together as you work to give back to the community.

• You can contribute a financial donation online, over the phone or in person at our office.

• You can volunteer in our community. United Way runs the Cambridge & North Dumfries volunteer centre and we have a wide variety of positions just waiting to be filled. If your team at work is looking for a new team building activity we also plan group volunteering.

• One of the most helpful things that someone can do to support United Way is to share the stories that are happening in the community because of the work of United Way and our partner agencies. Education and awareness are key to creating a strong community.

Me: We are just heading into the spring, a time when people are getting more active in the community. What does United Way have on the radar for 2015 that we can watch out for? 

Amanda: 2015 is shaping up to be a very exciting year for us. We are going to be focusing on getting more stories out to the community about the great things that are happening right under our noses. We are carrying our Community Superhero theme through to this year and plan on having some more fun with that.We are already setting up our next round of Days of Caring where a company sends out a team for a group volunteering opportunity. That’s one trend we’re seeing with employee engagement here locally, an expanded interest in these sorts of opportunities, which we are more than happy to help set up. It’s always fantastic to get an opportunity to share the good work of our partners.

I really enjoyed getting to know more about UW and seeing Amanda's passion for the community. If you are looking for inspiration to do something, find a volunteer or someone dedicated to working in the community and ask them why they do it. You will be inspired for sure. Have a watch of the video and then give something. Time. Money. Hope.

United Way of Cambridge and North Dumfries Facebook Page

M

The Holdover Clause; Does It Matter To The Buyer?

There was a recent CBC news story about a gentlemen who bought a house and was sued by his former agent for commissions "owed". The challenge here is that when you are selling your home a hold over clause usually negates when you sign a new listing agreement with an agent. When purchasing and signing a Buyers Representation Agreement (BRA) the holdover clause is not replaced with a new contract.

The concern here shouldn't be the holdover clause, it should be the BRA in the first place. Why should an agent get the exclusivity to my purchasing if they are not doing their job. In most cases, like the one in the CBC story, if the agent is enforcing a BRA holdover, it's likely they were not living up to the expectations of the client. Simply put, they didn't do the job they were contracted to do. I would think that, as a professional, I should work at earning my clients trust and respect to keep them loyal to me, not be a smooth talking salesman and sign them to a contract locking them up for upwards of 6 months.

The worst part of this story, IMHO, is that the governing body (RECO) says the buyer is at fault. This is what happens when you have self policed industries working under what could be considered a monopoly.

What are your thoughts? How would you feel if someone didn't do their job and you got told you had to pay $12,800 to them because they made you sign a bunch of papers as a "trusted professional"?


M

Cambridge Community Spotlight: Cambridge and North Dumfries Community Foundation

At PropertyGuys.com we relive in connecting within our community. We believe in doing good things, and helping those that are doing good things. Sometimes just simply shinning a light onto an orginization from our community can open a whole new world. Today we are shining a light on the Cambridge and North Dumfries Community Foundation. There are community foundations in many communities around the country and many people don't really understand what it is they do. I took some time and sat down with Lisa Short, Executive Director of the foundation, and asked some questions to help others better understand what it is the community foundation does.

Me: Lisa, thank you so much for taking a few minutes to sit down with me. I have known about the foundation for around 7 years through my previous work with the Cambridge Kiwanis Club. Before that I didn't really know what the foundation was, or for that matter that it even existed. Can you tell me, what exactly is the Cambridge and North Dumfries Community Foundation? 

Lisa: Our Community Foundation was built by the people, for the people of Cambridge & North Dumfries. A group of community minded individuals, concerned that government funding sources would slowly dwindle, came together to establish CNDCF. Their goal was to provide the Cambridge & North Dumfries communities with a permanent funding source. Cambridge & North Dumfries Community Foundation (CNDCF) exists to ensure the needs of our community are met today and tomorrow. We identify needs, fund a wide range of programs and help donors make lasting contributions. CNDCF is your partner in philanthropy. We share our in depth knowledge of our community to build and manage endowment funds for today and tomorrow. Through our granting program, we work with local organizations and caring citizens to support a wide range of initiatives to sustain and improve the quality of life here in Cambridge & North Dumfries.

• We grant locally to support local people, forever

• Your investment helps build a stronger Cambridge & North Dumfries.

•  We strive to understand and learn about our community and share what we know

• We pool your investment with that of others for maximum impact

Me: So the CNDCF receives donations from individuals and pools them together to support the local community. How is a community foundation different than other local community charitable organizations? 

Lisa: Grants are made possible through the investments of many community builders – our donors. Most gifts made to the community foundation are endowed; meaning the original gift is never spent. It’s the income earned on each gift that is used to make grants
to the community.  

By pooling the gifts of many, the funds grow and thrive. An endowed fund allows us to make a gift to the community each year, forever. That’s the Community Foundation difference. 

Me: I love that my money isn't just spent, that it is used as a resource to continue giving. As a family man I have to ask, how does the CNDCF affect me and my family? 

Lisa: Since 1998, CDNCF has provided more than $1.7 million in grants to more than 1000 local programs and projects. Supporting the both vital and creative programs and ideas that help a community thrive.  

Our community foundation plays a crucial role in how people give back to their communities. We strive to understand local needs and opportunities and champion the issues that matter to you.  

We work with a dedicated group of community minded individuals to provide grants to local organizations; directing grants to everything from children & youth at risk to shelter, from education and care for those who need it most, to the environment, and the arts and recreation. We believe that this helps to build a stronger community for everyone. 

Me: The CNDCF touches so many core areas of the community. How can someone like me support the foundation? 

Lisa: Get involved in your community! Be it through time, talent or treasure, help us build a stronger Cambridge & North Dumfries. Work with us at the Community Foundation to establish your lasting legacy fund, join a Foundation Committee or give us a call to discuss how you would like to make a difference. We would be happy to help you reach your philanthropic goals.

Me: So it doesn't have to monetary?

Lisa: Absolutely not. Monetary donations are key for the organization, but without people to volunteer their time to make a difference the money can't help anyone. 

Me: So how does someone get a hold of you to make a donation or volunteer their time?

Lisa: People can visit our website at www.cndfoundation.org to find out more about the foundation, sign up for our newsletter, apply for a grant, or make a donation of time or money.

Here is a video done by the Allison Neighbourhood Association showing what some of the CNDCF support is going towards:

I would like to thank Lisa for her time , not only for this interview, but for the time she dedicates to making our community stronger. If you know of another local organization that could use some light shined in their direction, let me know.

M

Letting The Cat Out Of The Bag

We know that we have the best kept secret in real estate (maybe even beyond real estate). We are no longer hiding it. We want everyone to know what it is we do. I mean people know our signs, they see us all over but do they truly know what we do?

The most common question we answer on the phone is "So how do you work?". Well now you can find out as easy as watching a video. In under 7 minutes you will know just that, how we work. There is no magic to this thing called real estate, but there are some keys to it working. We have them all covered.

Grab some popcorn (just a small bag) and watch the video. When you are done, send to your friend, wife, father, cousin, whoever you think may be thinking of selling in the next few years. When they do sell remind them you introduced them to the PropertyGuys.com and they owe you dinner. It's the least they could do!!


PropertyGuys.com Best Kept Secret from propertyguys.com on Vimeo.

Get $200 Off When Selling Your Home With PropertyGuys.com

If you list your home in Cambridge, North Dumfires (including Ayr), Guelph or Wellington County (including Fergus, Elora and Rockwood) before Dec 31st, you get $200 off our Real Estate Pro package. So not only do you save thousands on real estate agent commissions, but you get the best in the business even less.

Contact our office 519-208-6204 x204 for Cambridge area or 519-824-7253 for Guelph area. You can always email us as well.

Sell your house. Pay yourself. Even more!

Trust In Your Mortgage Agent

I recently read an article about trust in real estate. There were points in it I agreed with and those that I didn't. I can bring a lot of perspective to this as a Private Sale Professional and as a Mortgage Agent.

I have written many posts about agents and their incentive to work for themselves versus you, the client. To date I haven't delved too far into the mortgage agent relationship. Where I feel the article missus the mark in this relationship is in the regulatory body of the mortgage industry. You see in the real estate transaction, real estate agents are self regulated through CREA. The mortgage industry is regulated by FSCO, a government agency that also regulates more than just the mortgage industry. Here is a snipit from their website:

FSCO's legislative mandate is to provide regulatory services that protect the public interest and enhance public confidence in the sectors it regulates.

FSCO regulates the insurance sector; pension plans; loan and trust companies; credit unions and caisses populaires; the mortgage brokering sector; co-operative corporations in Ontario; and service providers who invoice auto insurers for statutory accident benefits claims. FSCO is accountable to the Minister of Finance.

You see, we in the mortgage brokering business have a higher power to answer to. We don't just get to pick a mortgage to sell you based on what we get paid. We have a dual responsibility to both our clients and the lenders. To the clients we have to prove that what we offered them was in fact, the right product for them. If we have not done our due diligence we can be held accountable for it. We are also responsible to the lender to ensure that the person applying for the mortgage is who they say they are and that the information they provide is accurate. We are the first step in stopping mortgage fraud.

Another area that the author missed the mark is where he said "it wasn't revealed until I signed the mortgage papers" in regards to the brokerage being paid by the lender. We are required to have a consent form signed by the client prior to doing any work for them and it clearly advises that we are paid by the lender. So either the author didn't read what he signed or he was working with someone that wasn't following proper protocol.

So yes at the end of the day the mortgage brokerage gets paid by the lender, but we are working for you, the borrower, to ensure you are treated fairly and to find you the best mortgage for you.

The best advice is to do your home work, interview your mortgage broker/agent, don't just look at rates. 

Mike Shanks, PGPro
PropertyGuys.com
Franchise Operator
Cambridge and Guelph

Mortgage Agent Lic# M14001148

PropertyGuys.com Mortgage

Brokerage # 12466

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What Does It Take To Sell A House?

I have been in the real estate game for 7 1/2 years. Which to a veteran real estate agent may seem like nothing. The thing is, we work with hundreds of clients a year instead of 20-30 like the average agent. This means in real estate terms I have 30-40 years of deals under my belt. What I have come to realize is that there is really two different markets of sellers. Similar to the home renovation market there is the Do It Yourself (DIY) market and the Do It For Me (DIFM) market. There are some distinct differences between these two groups which I will break down for you.

DIY Market

The DIY market, often refereed to as the FSBO or For Sale By Owner market is distinct in that sellers tend to feel they have the knowledge they need but do need access to some tools. There are extremes even within this market. The lion's share of this group feel they know their price range, have watched enough HGTV to be comfortable with the staging and just need to reach the buyers. They tend to look for the most inexpensive ways to advertise their home. Kijiji is a staple to this group. It has replaced print ads of days gone by, the classifieds of the 21st century. FSBO signs are common and they sometimes look to private sale marketing companies like PropertyGuys.com to increase their exposure as well as an avenue to get onto Realtor.ca. Typically they do most things on their own with little outside support and occaisionaly we see the true cowboy that has done their own blog dedicated to selling and want NO assistance from anyone, a true DIY person. What is distinct about this group is that they believe the key to selling is finding the right buyer. They feel they have everything they need except a buyer. 

DIFM Market

This market is distinct in the fact that they will pay what it takes for results. That is all they want. They have opinions on what services will provide the result, but if you can provide the result, they are willing to pay for it. The real estate industry have been exploiting this group for decades. They use fear based marketing and take tens of thousands of dollars in the home seller's equity. The industry is run like a cartel and often use the massive amounts of money pulled in to exploit fears in the industry to maintain control over what they deem as "their" market. The seller's big fear is of the unknown. They don't know what they don't know and fear that if they miss something it could be an expensive mistake.

Two Market Solution

So how does one company offer a solution to both of these distinctive markets? It lyes in first recognizing that both markets exist and validating that they are both viable markets. Agents typically scold the DIY seller and tell them they are stupid. The DIY seller tends to scrimp on spending anything and limit their knowledge and exposure. As with anything there are outliers that exist. Some people are true DIY and need very little help, others need someone to do EVERYTHING for them. The majority of people fall somewhere in the middle. The market typically breaks down leaning 10-15% towards DIY and 85-90% towards DIFM market. 

This is where we come in. At PropertyGuys.com in Cambridge we offer the FSBO DIY client what they want. Free exposure (on PropertyGuys.com) and inexpensive tools like open house signs and a listing on Realtor.ca. Everything they would want, from as little as free to as much as $500. The DIFM client is given what they need, results. Results are ONLY delivered when Product, Price and Exposure are in alignment. Our Real Estate Pro package offers all the tools including pricing from a licensed appraiser, exposure on Realtor.ca as well as local print and direct mail, legal advice and offer drafting 7 days a week, a real estate receptionist to answer calls around the clock and book appointments, access to local professionals to answer all their questions, heck even paid ads on places like Kijiji and Facebook! All this is backed up by the best real estate platform in the industry with big, bright photos, walk score mapping, visitor reports, inbox and an online offer maker to work out the deal with your buyers.

At the end of the day, selling without a real estate agent isn't for everyone. But the majority of people, DIY and DIFM, can get what they need from PropertyGuys.com. Set up an appointment to see where you fit. It will be the best 45 minutes you will spend to prepare for selling your home!

M

What A Home Buyer Needs To Know About Using A Real Estate Agent

I have had the two opposite ends of the spectrum come across my desk in the last 10 hours.

Last night while at a St Paddy's Day party I had a great chat with a local Cambridge real estate agent. One that I had yet to really meet, but was bound to eventually as our kids go to the same school. We had a great chat over the food table (where else would I be) about how she approaches sellers and how she coaches her buyers that are looking to purchase a home that is listed with PropertyGuys.com. It was refreshing to hear a proactive approach where she explains to her clients that she is getting paid by them, whether it is included in the asking price or not, and she advises them to pay her directly through the lawyer so they can better negotiate the purchase with the seller.  She doesn't call the seller to ask "Will you compensate me?" She calls and asks if she can show it to her buyers. She brings up commission if and only when they are discussing an offer. Usually she is able to say her buyers are paying the commission so they don't have to worry about negotiating the rate. An agent that is progressive and doesn't hide behind the numbers.

Today I hear from one of the clients I listed last week that were happy to report they had an offer. It turns out in their negotiations with the buyer's agent the agent wanted 3% instead of the traditional 2.5% a buyer's agent typically starts at.  Our sellers were very clear that if the real estate agent wanted 3% that his buyers would have to pay more for the house. The agent proceeded to advise his clients to put in a higher offer to maintain his high commissions. So I ask you this, who's best interest is this agent looking out for? Last time I checked taking money from unsuspecting people was thievery.

IF you are going to use an agent to buy a home I will give you a few suggestions.

• First, don't sign a Buyer's Representation Agreement unless it is specific to A house and for a short period of time (7 days). 
• Second, discuss commissions up front with your agent.
•  How are they getting paid? 
• Will the agent drop their commission if they can't negotiate a price that is acceptable to buyer and seller? 
• How much commission are you willing to pay?
• If you end up buying an agent listed house will they pay you back a portion of the commissions? 
• Third, know that if you are using an agent to buy a house, it is not free. You are paying more for the house because your agent gets paid through the purchase.

At the end of the day, you the home buyer decide if you want to use an agent. We coach PropertyGuys.com clients on how to interact with your agent and show them that if they maintain their bottom line (or more) and you are satisfied paying more because you brought an extra mouth to feed, why not entertain the offer?

M

List Your Home For Free In Cambridge!

That's right, FREE!

We are offering 20 free SalesPro packages in Cambridge between now and Feb 28th.

This means on top of the $15,000+ in real estate commissions you are going to keep in your pocket, you will also save the listing fee of $899 + HST.

Call the office at 519-208-6204 and enter extension 204 to book your listing appointment before they get scooped by someone else.

Remember though, even if you miss out on the free promo, you will still have those commissions in your pocket!

M

Real Estate Commissions; A Black Hole For Your Money?

Where is your money going when you pay commissions?

It costs A LOT of money to sell your house with a real estate agent. The big question people should be asking is where does it all go. Your local agent is the first to yell I'M NOT TAKING IT ALL, and they are right.

So where does all that money go? First we need to look at what it costs to use an agent.

Selling price of average house: $400,000
Standard 5% commission: $20,000
HST on the commission: $2,600
Total cost to use a real estate agent: $22,600

OK so the obvious first thing is you are paying 13% HST on top of the real estate commissions. That $2,600 right off the top. That alone would cover your costs to sell your home without an agent. So where does the rest of the money go?

The Buyer's Agent

Your agent typically splits the commissions 50/50 with a buyer agent. That means that $10,000 is associated to the buyer's use of an agent and $10,000 is associated with your agent selling your home.

The Broker's Cut

Agents work for brokerages. The broker is actually who your listing is with and they take a cut of the commissions and then leave the agent with their portion. "Agent Splits" as they are referred to in the industry range between 95/5 and 50/50. Let's assume a 70/30 split because you have an experienced agent that has negotiated a better deal with the brokerage.  This means that your agent has to give $3,000 to the brokerage just for the right to do business through them.

This leaves your agent with $7,000 out of the $22,600 it cost you for them to run their business. Let's say a typical agent does 1 transaction a month. That would give them earnings of $84,000 in a year. Now what are their costs to do business?

Desk Fees, Admin Costs, Signage, Advertising, Lexus

These are all the costs that, as a business, the agent needs to pay for. Here is an infographic showing a breakdown a typical real estate agent in the US pays for. It wouldn't be much different for an agent up here. Let's be generous and say it costs $24,000 a year. That leaves your agent with $60,000 for doing one listing a month.

Conclusion

Your home sale results in paying $10,000 in wages, split between two agents; $4,000 to cover their business expenses, including their nice car; paying $6,000 to two different brokerages to manage the agents and have a nice hot air balloon on their building; and $2,600 to the government in taxes to help watch the industry to make sure they are not screwing you over.

How else could you spend that money? 

M

Who Drafts The Offer To Purchase In A Private Home Sale?

When you are selling your home without the services of a traditional real estate agent one of the big looming questions is "Who will write up my offer to purchase?" (also called the purchase and sale agreement)

As a Private Sale Professional, I get asked this question everyday.

The true DIY person will simply Google "Offer to Purchase" and download a form. I am of the belief that most people should not be completing legal contracts for what is typically their largest financial asset. I believe that we sure can negotiate the specifics that will make up that contract, but to enter into it before a lawyer has had a chance to review it is not in either parties best interest!

This is where the PropertyGuys.com Offer Maker and Legal Pro program come into place. Most lawyers are going to charge you upwards of $250 to draft an offer to purchase. Working as either a buyer OR seller with PropertyGuys.com our Legal Pro team will work with you 7 days a week to review any offers, draft your purchase and sale agreement, advise on anything an agent has brought you asking for a signature, or simply answer any questions relating to the legal aspect of buying or selling a home.

You can get a Legal Pro or you can call Saul, your choice.



M

What Do You Get For Your Real Estate Commissions?

Would you spend $6,000 on a plain, old hamburger?

What the traditional real estate agent usually offers a home seller is a standard, plain Jane experience yet they charge you $15,000-$20,000 for it. The industry is trying to shove a value menu burger down your throat and charge you for the Cadillac of burgers.

At PropertyGuys.com, we offer you a nice juicy burger at a fair price, and we biggy size the combo.

It will leave you asking an agent why so much and...



M

Why A Home Doesn't Sell

The reason a house won't sell is broken down into 3 keys, Product, Price and Exposure.

There is no doubt that the three keys to selling a home are Product, Price and Exposure. If any of these three are missing you will run into problems. At PropertyGuys.com we focus our efforts on these keys in order to deliver what our clients are really buying from us, a SOLD Sign. The one that always rear's it's ugly head as we get going is price.

In a blog I read recently, the author points to the reasons houses don't sell are based on pricing it wrong from the start and not having enough exposure. He points out that in many cases where real estate agents are involved in the pricing that the cause is either inexperience or something called "Buying A Listing". This over pricing a home in order to get a listing is, in my opinion, a fraudulent act yet they are never really held accountable.

When a private seller overprices a home it is usually ego and bravado or sometimes just straight finances that causes over pricing the home. Who doesn't think their house is nicer then their neighbours? No amount of exposure will compensate for grossly overpricing a home. This is why it is so important to have an independent, third party give you pricing advice for your home. The PropertyGuys.com Price Pro is a summary from a local professional appraiser.

In the end it is always the home owner's decision as to what to price it. If in 6 weeks you are not getting the traffic you want through the house you can usually point to Price because with PropertyGuys.com we will have already addressed Product and Exposure.

PropertyGuys.com - More Than Just a Website

Some website just don't translate into real life.

At PropertyGuys.com, we know that selling your home is not something that should be taken lightly and just left to some online platform or website. Over the last 15 years we have worked with tens of thousands of home sellers. Experience like that has helped us figure a thing or two out. We know people want more than a website to sell their house, why else would they consider spending $20,000+ to sell a cookie cutter home?

Being locally owned and operated, having the business owner sitting at your kitchen table to walk you through the entire process is one of our market advantages. We also rely on industry professionals like local appraisers as well as lawyers to offer you what you need when you need it. In addition we have a call answer service that books appointments for you allowing you to never miss a buyer.

When it comes to marketing we look at traditional options like the local newspaper and Just Listed postcards mailed out in your neighbourhood as well as some non traditional marketing like sponsored Facebook posts targeting buyers in your wanted demographic. For those that want to reach the MLS audience we even have real estate brokers that will get you on Realtor.ca for some added exposure.

We are more than just PropertyGuys.com. We are more than a website. We are part of your community, living and working along with you, effecting our local economy by keeping your money in your pocket, where it belongs.

M

The Real Estate Sign - Lore, Myth, and Legend

Does a for sale sign on your lawn help you sell your house? Of course it does!

The for sale sign is responsible for a few things in the process. Let's first look at what it's use was in the past. In the dark ages (pre-internet) if you wanted to sell your house, the for sale sign was very important. It was one of the only ways to advertise your intention to sell your house. The only other ways were classified ads, bulletin boards, and the well connected real estate agent.

In today's age of the information super highway (do we still use that term?) your online listing is your for sale sign screaming to people zipping by at the speed of a Facebook news feed. But does the old school for sale sign, the one in real life, on your lawn, still offer you value?

To answer that question you have to go around the complete circle. What is the purpose of the sign and what information does it provide to it's intended audience? The main purpose of the sign has not changed. It is to tell people your house is for sale and how to get more info. An agent`s sign usually provides their phone number because they want the buyer. Maybe for your house or for another if your's isn't exactly what they are looking for.

On the PropertyGuys.com sign we have our ContactPro phone number so questions can get answered and appointments can be booked. We also have your Sign ID# to direct people to your online listing. This is where the virtual viewing of your home happens. It all starts with the buyer falling in love with your home and this can all start with an innocent drive through your neighbourhood and seeing that 5 foot tall lollipop sign on your lawn.

Don't underestimate your sign, it says you are selling and should connect people with your house, not someone looking to sell any house!

M

How Do You Minimize Economic Impact When Selling Your House

I assume we have all heard the news from Blackberry by now. More job cuts, pending sale to a private equity firm, another failed software launch. Man that was a week!

I am sure there are plenty of people wondering what will happen, how will this impact the local economy, the local housing market. If even 1/2 of the job losses are here in Waterloo Region it will have to effect things, right?

It is no secret that I am not a fan of the traditional real estate agent model. Taking 5% of someone's equity for the work that needs to be done is darn near criminal in my opinion. It is sometimes justified by "market increases" and excuses like "well you are still ahead by $20,000". What happens when you loose your job, or worse yet you AND your spouse loose your jobs? That $15,000-$20,000 in real estate commissions could be the difference between pulling through and bankruptcy.

Selling the PropertyGuys.com way allows you options, at a time when you may not have too many. You have the option of selling at market value and pocketing the commission for yourself. The other option is if you are in a pinch and need to change things fast you have the ability to lower your price by that commission amount and have a competitive advantage over your agent selling neighbours. Most of our sellers land somewhere in the middle between these two options, with a win for both buyer and seller.

It would be a shame to see any negative impact from Blackberry bolster an already over inflated industry.  Look around at all the square signs in your community and know that $20,000 is more than just hot air, but then again, those balloons don't stay afloat by themselves.

The Biggest Issue Selling Your Home Without a Listing Agent

Have a look in the mirror!

I see people get frustrated when selling their home privately. They blame anything and everything but themselves. They think it's that they are not listed with an agent, that agents are not showing their home because they didn't list with an agent or that they are lacking exposure (even if they are on Realtor.ca) or some other imaginary problem they have dreamed up in their mind.

With PropertyGuys.com they have access to all the information they need. They see how much traffic they are getting on their listing through their listing analytics. A standard conversation with this type of seller goes something like this:

Seller "I think I need to list with an agent."

Me "Well looking at your listing you have had 1,027 people look at your listing. How many showings have you done?"

Seller "That's the thing, no one is calling. *insert concern like agents not showing it here*."

Me "Our experience tells us that if people are choosing not to call you it is usually related to pricing." 

Seller "No we know we are priced right."

Then 3 weeks later they list with an agent and lower their price by $25,000.

This is why our new Pro Approach is designed to bring in the professionals needed to get your home sold from the beginning. From Pricing to Legal to SOLD!

M

Selling Your Home Using The Internet

We recognize the power of your story!

We are looking for a few avid tweeters; a few Facebook fanatics; or even a bodacious blogger (is that term even relevant anymore?). 

It is becoming more evident that people want to hear your story of selling your house. The traditional media is asking for it and HGTV has made a whole channel around people buying and selling real estate it would seem.

We want to give you the opportunity to tell your story, in your own words. We want you to go through the ups and downs of selling your home, without a listing agent, and we will do it at no charge. What we ask for in return is for you to blog, tweet, Facebook your little fingers off about the good and bad. Tell the world about your experiences, what your challenges were, how you overcame them, how working with PropertyGuys.com helped with that.

Interested? There are a few simple stipulations. First, the property you are selling has to be in Kitchener-Waterloo, Cambridge or Guelph. Second, you have to already be active in the social media world. Third, you have to be willing to do at least 3 blog posts in total and tweet/Facebook a few times a week about your experiences or property (advertising and O/H counts).

If you are interested you can leave a comment, tweet me or connect with us on Facebook!

Does Your House For Sale Stand Out?

I had a client ask me today if they were better off to use an interior photo as their lead photo so they stand out from the crowd.

You can look at it 2 ways:

1 - You standout and are different than how everyone else looks

2 - You standout and are different than how everyone else looks

Depending on your stance those are 2 very different statements. 

Yes it's important for your house to standout from the other houses for sale. You need to be better than your competition. The trick is to know that this is not done by different or cute "marketing tricks".  This is done by bringing in a stager and making your home the best it can be, pricing it where the market says it should be; then taking AMAZING pictures and getting them on to a platform where buyers are searching.

Let the purple cow be the quality, not some gimmick.