Your St. John's Real Estate Team

Family Dreamhome in Westminster

• 2,600 sq. ft., 3 bath, 4 bdrm single story - MLS® $325,000

Westminster, Mount Pearl  -  Located in the community-oriented Westminster Subdivision in Mount Pearl, this four bedroom, three bathroom property is truly a family dream home. The fully-finished bungalow has a new roof, windows and upgraded main floor bathrooms. Main floor attributes include hardwood in all areas except the kitchen, with crowns and headers in main living areas. This home also features an eat-in kitchen with pot lights and a moveable island. Separate dining room and living room divided by leaded glass french doors. The master bedroom has a walk-in closet and a lovely 3-piece ensuite. The walk-out basement has been fully developed. The large family room has a built-in birch entertainment centre with a propane fireplace. Exterior highlights include a covered front deck and a 16 x 16 deck at the rear of the home, a fenced yard, 12 x 16 wired shed and a paved driveway with parking for three! This exceptional home will not last long! Call to book your showing today.

Property information

Tidy Two-Apartment

• 1,824 sq. ft., 2 bath, 4 bdrm bungalow "2-Apartment" - MLS® $250,000

West End, St. John's  -  Yours for less than $900/mo (principle, interest and taxes included) with income from Apartment.

Located in the heart of the west end, this tidy, two-apartment is a great starter home or investment property.

This fully registered home features numerous upgrades including new windows, flooring and entrance. The updated main bath even includes a modern designer wash basin!

Large, flat backyard is equipped with storage shed, drive-in access and a sizable deck - perfect for entertaining. The one bedroom basement apartment has a separate entrance and parking space. Close to major shopping centres, medical offices, grocery stores, fitness centre and Hazelwood Elementary, this well-kept home is ideally situated. A property in this condition and location is guaranteed to sell quickly. Call today to book your viewing.

Property information

You may have heard that new home construction can cost thousands of dollars over the initial builder’s quote. You sign a contract for a set price, but along the way confusion, errors, and exceeding the stated allowances add up. This need not apply to you. By choosing to work with a reputable Construction Buyer’s Agent® you will be well aware of all aspects of your build. It is important that you make timely, informed decisions and know what you’ve agreed to pay for before it is too late. Today we will discuss the builder’s contract, the allowances and the GST rebate.  With a solid understanding of these financial aspects you may save thousands of dollars on your new home build.

The Builder’s Contract

As a new home buyer, you will be asked to sign a contract when you purchase your home. Typically these contracts are subject to one of two things; a builder’s appendix or a Schedule B. They both serve the same function. They stipulate the exact terms and conditions for your build, and both you and the builder will sign off on this before any ground is broken.  Since these documents are standard agreements you need to include any changes or upgrades to your new home build. Be specific! Make sure your Realtor® understands exactly what you want to see in your home so that s/he can write a contract that clearly states your preferences to the builder. For example: if you want 5” mouldings and Victorian headers over your doors, then state this in the contract. If you ask for an “upgraded trim package”, such a statement is wide open for misinterpretation and may cost you thousands to fix the builder’s idea of an “upgraded trim package”. It can’t be overstated - be as clear as possible, do not allow any room for misunderstanding.

Allowances

New home builds always include allowances, generally they are for cabinetry, flooring, and light fixtures. This is illustrated in the table below.

Notice the difference column above, you can see that the buyer saved $3,000. At the end of the build, these savings will be credited back. Many people assume that the allowance amount is a set amount, regardless of how much is spent. In fact, if you save money on one allowance, you can often transfer this saving to another allowance where you may have over-spent. Keep track of your allowances, it is important to know if you are increasing, decreasing or maintaining the original quote for your home.

Make note of the builder’s allowances when you are shopping for a new home. Some builder’s may offer a misleading lower price on a home based on reduced allowances. Before you purchase your home, consider your preferences. Are you looking for hardwood and ceramics throughout your home? If so, this may require a higher flooring allowance. An experienced Construction Buyers Agent® can tell you what you will be able to purchase with the stated allowances.

GST New Housing Rebate

By building a new home, you are creating growth in our economy. To stimulate this development further, the Federal Government offers a rebate on part of the GST you pay on your new home. The following example will explain how this works.

Harmonized Sales Tax, or HST, is made up of two parts, the Provincial Sales Tax (8%) and the Goods and Services Tax (5%). The New Housing Rebate is a portion of the GST (5%). Imagine that you just purchased a home for $100,000; your GST would be $5,000. The federal government will refund (or rebate) 36% of the GST you pay.  In this example you would get back $1,800 ($5,000 x 36%). Simply put, if you purchase a new home and apply for the rebate, it means you pay 11.2% in taxes as opposed to the 13% you would normally pay.

Local builder’s insert a clause in the contract whereby the purchaser will assign their rebate over to the builder. In this scenario, the builder has quoted the price of the home taxed at 11.2% and they are asking the purchaser to allow them to apply for the rebate (the remaining 1.8%). This works for the purchaser because they pay for the house taxed at 11.2% and they don’t have to use their time and money to apply for the rebate and wait for the rebate.

There is one situation where it is in your best interest not to assign the HST rebate to the builder. This happens when you buy your land and then contract a builder to construct your home. In this case you are eligible for a rebate on the land purchase and the home build. But because the federal government will only accept one application per build, if you assign your rebate to a builder you forfeit the allowable rebate on the land purchase. Instead, purchase your home with full tax (13%) and apply for the rebate on the combined cost of the home and the land you purchased.

If you are purchasing a new home, it is important that you understand exactly where your money is going. A Construction Buyer’s Agent® is able to explain these costs to you, and ensure that you are getting the best bang for your buck. For more information on the GST New Housing Rebate click here.

If you are considering building a new home, The Hann Group is the place for you. All of our agents are Construction Buyer’s Agents®, and they are ready to assist you every step of the way. Feel free to contact us anytime.

Worried about your heat and light bill? Next week we will explore tips on building an energy efficient home.

Last week we completed the foundation construction.  Now the real fun begins – designing your interior. And it starts with roughing in the electrical, plumbing and Heat Recovery Ventilator (HRV) unit.  This process includes the placement and connection of pipes, wires or tubing so that all that remains is the connection of the fixtures. Attention to detail here will really pay off.

A Construction Buyer’s Agent® will be quite helpful for this stage, sharing their knowledge to help you avoid many common mistakes. Below we have compiled just a few tips to prepare you for this part of the build.

Plumbing Rough-in Tips

Ever walk into a beautifully designed bathroom and wonder why the toilet is off centre? Well, chances are there was a floor joist right where the toilet was supposed to go. You can easily prevent this from happening in your home.  Look to see if there is a cluster of nails where your toilet should go. If there are, it usually means there’s a floor joist. To fix this problem, ask the contractor to remove the joist (to make space for your toilet) and install a joist on either side. An easy fix, the structure is not compromised and you get the bathroom you`ve always dreamed of.

Another great plumbing tip involves the sink. A rough in for a pedestal sink vs. a vanity is different. You want to make sure your plumber is aware of exactly which type you have chosen so that you don`t end up with a cluster of exposed pipes behind your sink. If you can`t get in touch with your plumber a great tip is to print off what appliance you have chosen and hammer this print out to the wall where it will be placed. This way, on rough-in day your plumber will be able to easily see what sinks are going where and they will plumb it in accordingly.

Electrical Rough-in Tips

It is not uncommon to see new homes where the lighting does not align with cabinetry or furniture placement. These types of errors are easily preventable if you plan ahead. Before the electrical for your new home gets roughed in, try to think about where your furniture will be positioned. For example electrician's generally place a ceiling fixture in the centre of the room.  Homeowners seldom place their dining tables in the center of the eating area or a formal dining room, thus it’s all too common to see poorly placed lighting fixtures in these areas. Likewise, if you have planned a two-tiered kitchen bar into your cabinetry, you will want the lighting centered over the bar. Schedule a walk through with your electrician so that you can inform them of any of your preferences.

It is common for home buyers to be inconvenienced by a limited electrical rough in simply because they were unaware of available add ons. An electrician arrives at a job site to rough in the basics; he is not there to upsell new and innovative electrical ideas. As a consumer, you want to make sure you are well informed with what can be done in terms of lighting and outlets so that you can ask for these things. A great example of this point is cabinet lighting. Nowadays, many people request under cabinet lighting but are unaware that above-cabinet lighting is an inexpensive way to add further ambiance. Simply, request that an outlet be installed above your cabinetry. This outlet is operated by a switch on your backsplash. Then, you can easily plug in some white Christmas lights above the cabinet (or Christmas décor should it be in season), turn on your switch, and voila – easy added ambiance. To keep up to date with what’s possible in the world of lighting we recommend visiting other new homes in the area and try to take note of what others have done. As well there are some great websites for inspiration. Canadian Lighting World or The Home Depot’s Lighting section are two excellent resources.

HRV Unit Rough-in Tips

HRV Units are relative newcomers to new home construction. In today’s world of air tight, super-insulated homes, HRV Units allow fresh air to flow into the house, and stale indoor air to flow out.

By default, HRV technicians install the vents in the ceiling in the basement and on the main floor of a 2-story home. On the top floor they are installed on interior walls. As long as you follow the cardinal rule for vent positioning, that their placement must never break the home’s vapor barrier, vents may be placed where you choose as long as they allow for air transfer. Pre-rough in stage, think about where you would like the HRV technician to place the vents. If you want something different from the standard placement, schedule a walk through with the technician to tell them where you want the vents installed and to answer any questions you may have.

It is vital that home owners plan ahead for the rough-in stage of construction.  Furniture placement or appliance shopping may seem unnecessary when you are standing in the shell of your house, but a well thought out plan at this stage will save you from everyday annoyances in the future. Before a single moment of energy is spent on the details, take the time to consider the ideal finished space.

There are many resources to help you plan ahead. iTunes offers a great app called Home Design 3D which allows the user to place furniture on the home`s 2D plan and then view a 3D interpretation of the home. Canada Mortgage and Housing Corporation (CMHC) also has a great variety of checklists to assist home buyer`s along every step of the way. We particularly like the team of professionals’ checklist which will help you interview professionals such as electricians or plumbers even before they enter your home. This way, you can determine if the tradesman in question is the right fit for your build.

If you are planning on building your home, why not get in touch? Feel free to contact us if you have any questions involving buying or selling a home in the St. John’s region. We are always available.

Who's paying for this new house and how can you save? Check out next week's blog when we talk money, allowances and rebates!

“A strong foundation is the key to success”.  This is an excellent mantra for new home builds. As we break ground on the building process, it is important to maintain a solid structure. Everything from footings to roof trusses need to uphold optimal durability so that overall, the skeleton of your home is sturdy enough to ensure that Mother Nature stays out and you can move in.
The first few steps in any new home build involve digging out the ground, and pouring the footings and walls. This process can be quite detailed, involving a team of excavators, surveyors, and contractors. The main concern at this stage is to guarantee stability:

1. Excavation – The hole is dug into your land with an excavator. You’ll notice here that the hole tends to be quite larger than your anticipated home size (usually about 4 feet oversized). Don’t worry; this will be filled in later.

2. Pour the footings – Once a surveyor has pinned out where the footings will go, the footings are created using forms. You want to make sure that these forms are left on long enough for the cement to properly cure (at least 24hrs). Footings are always wider than the concrete walls, as they will carry the load of the house through load-bearing walls and beams. At this stage, many people look for the footings to be keyed, but this is not necessary. A keyed footing has a rectangular indent through the length of it, and when the walls are poured, they connect with this indent like a puzzle piece (see picture on left). This was once thought to add extra stability, but this is not the case. Do not be alarmed if your footings are not keyed.

3. Pour the concrete walls – Once the footings have had enough time to cure, the walls will be poured. Here it is important that great attention is paid to the placement of windows and doors. When dealing with concrete, any mistake in these locations could be quite costly. You’ll notice that tyrods get placed inside the concrete walls, and this is for added stability, these tyrod holes will be sealed after the concrete has set up. In the picture to the right you can see an example of these tyrods as they stick out of the concrete wall towards the back, righthand side of the photo.

4. Waterproofing – A vital part to the foundation is the waterproofing. This a black tar-like product that is painted all along the foundation. Once cured, it will act as an impenetrable membrane to ensure your basement stays nice and dry. On the picture to the right you can see the black waterproofing as it runs along the cement walls. The weeping tile will also be installed at this stage. This tile sits along the outside of your footings. It will draw any water away from your foundation and ensure that any water that seeps through the ground is re-directed away from your home.

5. Installing the main lines – Next the sanitary, storm and waterlines will be run under your footings. At this stage, you want to pay attention to where these lines are placed. Imagine that you are building a home and leaving the basement unfinished but have future plans to add a basement apartment. You may need the water and sewage lines to run into a different section of the home to allow for this future development. Keep in mind, the next stage is pouring the concrete floor, so anything that needs to be run underneath the floor needs to be done at this stage.

6. Adding the floors - Floors of the home are added next as they add structural support before the cement walls are backfilled. At this stage you may want to consider how tall your basement ceilings will be. Consider this; your cement floor will get poured on top of the footings, and your main floor will be placed on top of the cement walls. Once strapping and gyprock are placed on the basement ceiling, you may end up with a ceiling height of 7.4’’ as opposed to the planned 8’’ height. To prevent this from occurring, you may want to suggest to your contractor that an extra sill plate is inserted before the main floor is placed. A sill plate is simply a piece of 2x6 lumber that is placed on top of the cement wall before the main floor is locked in. This extra plate will give you those extra few inches you may need to comfortably fit in a tall family member.

7. Backfilling – Once the installation of the sub-floor is completed, the extra area around your foundation is backfilled. The soil that is put back is graded such that it slopes away from the foundation, again to ensure water flows away from the wall.

During the first few weeks, many people get discouraged when they arrive at their property and see what they perceive to be slow progress on the construction of their home. During this phase, it is important to keep in mind that the overall structure of your house depends on a solid foundation. It is worth the extra few days of waiting to guarantee that cement walls or footings have properly cured, even if you can’t see growth in your home.

Check out this link for more information on preventing foundation cracks, or this link to help you avoid basement flooding.

Working with a reputable builder and hiring a qualified Construction Home Buyer’s Agent will help you to ensure that you are building a solid foundation. At The Hann Group, all of our agents are certified Construction Home Buyer’s Agents.

If you are planning on building your home, why not get in touch? Feel free to contact us if you have any questions involving buying or selling a home in the St. John’s region. We are always available.

Stay Tuned! Next week we will begin framing the home.

Are you planning on building a home in a St. John’s subdivision or in a subdivision of a surrounding community? Building a new home is a complex process calling for expertise in new home construction, starting with selecting home plans right through to the final walk through. It is a daunting task that an agent who understands new home construction can help you complete.

Construction Home Buyers Agent®

At The Hann Group all our agents have new home construction experience. Each agent is a certified Construction Home Buyer’s Agent®. To get this designation they must complete a 10 week training program covering all aspects of new home construction ending with a final exam that they must pass. This means our agents possess the experience and the knowledge to guide you safely through the building process.

Week 1: Home Plans, Surveys, and Grading The first step in building any home is deciding where to put it. So as a starting point we will look at everything from what lot your dream home will fit on to how to position that home to meet city requirements. Each week we will do a quick summary to give you an idea of some of the aspects of new home construction

Converting Measurements Despite Canada’s conversion to the metric system many moons ago, you’ll still find a need to convert many measurements. New home builds are no exception. It is quite common for a lot size to be drawn in meters while the home plan is drawn in feet. Do you want to know how to tell if your house will fit on a specified lot? Simply multiply the lot meters by 3.2808 so that everything can be read in feet. If you prefer there are many apps and websites that allow you to enter a specified measurement and it will do the conversion for you. We recommend the app store’s Converter, or http://www.metric-conversions.org

Side Yard Requirements When you are deciding where to place your home on your lot you will need to look at the side-yard requirements. This is especially important in subdivisions for safety reasons (eg. if homes are too close, if one catches fire, they all may). Every region has a variety of home and lot sizes. As a result each community has varying side yard requirements. Below we have included links to the planning and development websites for many of these communities.

Planning Ahead Many people put the focus on fitting their home on their lot, forgetting to plan for future additions. Are you planning on building a patio or shed? Will you need drive in access to a future garage? These are some of the things to keep in mind when planning your side yard requirements. Even though your home may fit one way on a lot, you may be able to shift the placement to accommodate your future plans.

Analyzing Your Grade Grading plans show you the slope of the land with respect to your proposed building. This is an important area, especially in terms of water drainage. Information involving land elevation can also be quite handy when you consider maintenance of your property. Many people, especially those that are aging, do not want a challenging lawn to maintain, and it is not uncommon for people to decide to move simply because they can no longer walk up the hill in their backyard.

Working With the Sun When many people imagine their dream home they think of relaxing on the back deck, cool drink in hand, watching the sunset. If this is your dream, you will need to consider where the sun will set on your property in relation to your home. In Newfoundland generally the sun sets North West in the summer, and South West in the winter. Sun exposure can also come in handy when heating your home. In the winter the sun sits lower in the sky, so its rays will enter your home at a lower angle. You may want to consider this when determining where your windows will sit. Let’s face it; we don’t see a lot of sun on this island so it’s nice to take advantage of any we do get.

Check out this article if you are serious about using the sun to your best advantage.You may want check out a select listing of new home construction projects in the region. Or a previous article on this blog Seven tips to ensure building your dream home doesn't become a nightmare.

If you are planning on building your home, why not get in touch? Our experienced and knowledgeable agents will help make your build a fun, exciting process. Feel free to contact us if you have any questions involving buying or selling a home in the St. John’s region. We are always available.

Get your hard hats on! Next week we will start construction of the home.

In the Heart of Downtown St. John's

• 1,030 sq. ft., 1 bath, 2 bdrm multiplex - MLS® $200,000

Downtown, Central  -  Bright, spacious, 2-bedroom condo immediately adjacent to business district, downtown nightlife, shopping and dining. An added plus – an oversized underground parking stall. Available for immediate possession, this condo is move-in ready. Features include open concept main floor with hardwood flooring and an office nook. Upstairs has a large, master bedroom with a double closet, second bedroom, and laundry room. As well, Victorian crowns and headers throughout, beautiful city views from both bedrooms, plus an allowance to replace kitchen counter tops. Kitchen appliances and blinds are included. Affordable, convenient, and a cool location in the heart of vibrant St. John’s! Call immediately for an appointment to view. This one will fly off the market!

Property information

In the town of Conception Bay South (CBS), real estate is booming. In fact, CBS is one of the fastest growing towns in the province. With an ever-increasing population of roughly 22,000 people, this scenic town saw an abundance of residential development in 2010-2011 and with even more expansion proposed for 2012.  It appears this Kraft Hockeyville is on the fast track to city status.

Thinking of listing?  Home prices in CBS are at an all-time high.

This may be the time for you! If you look to the table below, we have calculated the average selling price of single family and 2-apartment homes for the Conception Bay South area.

You’ll notice that each year has seen increases. Between 2009 and 2010 there was an increase of 12.7%.  This large increase may be attributed to the fact that in 2010 we were in a seller’s market. Between 2010 and 2011 there was a smaller increase at 7.5%. This is reflective of the fact that by 2011 we had moved to buyer’s market.  The market continues to shift. Currently we are close to a balanced market and fully anticipate the market will continue in that direction.

                                                                                                                                                                                                 

CBS Real Estate Top Performer in the St. John’s Region

If you compare the numbers from CBS to that of the other areas in the region, CBS real estate shines.

Topping the other areas anywhere from .6% - 1.9% increase in the average selling price of a home, CBS real estate is a is a preferred and competitive option for homeowners.

CBS Real Estate – So Much to Offer

CBS delivers a “small town charm” without being a long drive away from the city, and it is this feature that many residents love most. With quick access to supermarkets, rec centres, schools, and a variety of other necessities, people rarely have to travel far to meet their day to day needs. Pair this with a reputation as the sunniest town in Newfoundland that borders a gorgeous bay and it is no surprise that CBS homes are in such high demand.

Make your move!

As can be seen from the above statistics, the prices of homes in Conception Bay South are on the rise. Now is the time to make your move and get a piece of the pie while you can! It’s only a matter of time before everyone catches on to the beauty that awaits 20 minutes outside of the city.

 At The Hann Group, our professionals would love to help you buy or sell your home in Conception Bay South. We’re always happy to answer any of your real estate questions. Please feel free to contact us .

 

 

Let's say you're in the market for a new home. You spend every night desperately scanning the internet for your dream home when finally, you come across a property that is, "just what you're looking for".

• Do you call the agent listed on the property to schedule a showing or do you call your own agent?
• But what if your agent is unavailable and you want to see the home right away?
   

If you have a Buyer's Agent, CALL THEM. If your Agent is unavailable, you should check if they have a temporary replacement (most will). Many people assume that if they see a desirable home that they call the Agent on the listing sign. However, this is an all too common mistake.

Why are you doing all the work when you have an Agent to do it for you?

When you call the Listing Agent, you are calling the Agent who represents the vendor first. That Agent may try and make the sale themselves, but how can they accurately represent both sides? Why not work with a qualified Agent who will SOLELY represent your interests?

The Newfoundland and Labrador Association of REALTORS® (NLAR) represents roughly 680 Agents, so there are plenty of us to fit your individual needs.

Many buyers do not realize the quality of services that are available.

• Automatic notification of listings as they come to the market
• Detailed research on your desired properties
• Arranged appointments for viewings
• Property price negotiations
• Access to a host of credible professionals to assist you (i.e. Mortgage Brokers, Lawyers, Home Inspectors, etc.)

As prospective home buyers , we encourage you to make use of the resources that are available. Stop focusing on "house hunting", let a qualified Buyer's Agent lead you from the day you start looking, to the initial offer, to the day you receive the keys to your new acquisition. Remember, having your own Agent ensures your best interests are protected.

If you have any questions about buying or selling a home in the St. John's area or if you have other real estate questions you would like to have answered, please contact us. We'd be happy to help.

Economic Growth Impacts St. John's Housing Market

When it comes to economic growth, St. John’s, NL is a major forerunner. In 2010, the city’s GDP grew by 5.8% - the highest growth rate for any Canadian city. 2011 is expected to fair just as well with anticipated GDP growth at 5%. Projects such as Muskrat Falls, White Rose, Long Harbour, and the ever popular Hebron are the major factors driving the economy.

What does this mean for the St. John's housing market?

Well, with three key drivers (employment, income, & population) expected to rise; we can anticipate growth in the real estate industry. According to the Canadian Real Estate Association (CREA) and the Canadian Mortgage and Housing Corporation (CMHC), as of November 2011, housing starts in the St. John’s area were up 9%. Average new home prices were also up 6.7%. Below is a copy of their graph which illustrates the sales to active listings ratio for the St. John’s region. YTD, 20% of listings have sold, leaving us in a clear buyer’s market.

Source: CMHC

Where We Think the Market is Headed

Many sources feel that an excess supply of inventory paired with the current home prices will limit the demand in 2012. However we feel that this forecast does not consider the 2 economic developments that will soon be impacting the province.

1. As is common in all spring seasons, the housing market experiences lower inventory levels.

2. Pair this fact with the anticipated demand that new economic developments will bring, and it is reasonable to project a balanced market by mid-spring.

Seller's Real Estate Market by June 2012? Not Unlikely!

Interestingly enough, if you weigh the steadily declining unemployment rate (6.5% in Nov 2011) against the sheer number of major industrial projects for the province it would not be at all surprising to see a labour shortage in the coming year. This shortage could very well translate into a seller’s market by June, as labour shortages could mean delayed housing starts and completions, which will further lower housing inventory levels.

We here at The Hann Group are looking forward to what lies in the future of 2012. As always, it is a pleasure to work in St. John's thriving economy and we look forward to meeting many new friendly faces in the New Year. 

What are your thoughts on 2011? Do you have any insights for the forthcoming year? We hope this information has been useful. Use the comment section or contact me to pass along your request.

If you have any questions about buying or selling a home in the St. John's area or if you have other real estate questions you would like to have answered please contact me I'd be happy to help.

Should you list your home over the holidays?

When asked, most agents would tell you NOT to list your home during the Christmas season. Many claim that most people are too busy for showings, or too troubled by Christmas shopping to bother with looking for a new home. However, in today’s world where we can make all of our purchases with a click of a button or hire someone else to do our decorating, you might say the holidays brings forth a little extra time for home shopping that the work week just doesn’t offer.

Consider this, if most people adopt the mindset of NOT listing their home during the Christmas season, there might be a lot less competition for you. Conversely, if most people decide to hold off until January to list their homes, you might see a lot more homes hit the market. And, if the laws of supply and demand strike us correctly, why not list your home in December so you can sell high now and buy low in the New Year? 

Keep in mind, if you still occupy the home in question, you are not obligated to open your doors for showings on Christmas Day. However, shoppers who consider a showing for Christmas Day, Boxing Day, or anywhere near are definitely serious buyers. Meaning, they are not out to waste your time. Serious buyers in the generous season of giving are not a market that you want to miss out on. 

Regardless of the reasons, we at The Hann Group think anytime
is a good time to list your home. We offer a detailed marketing strategy and a
multitude of advice and assistance, guarunteed to make the selling process an
enjoyable one. Our team of qualified, seasoned agents would be happy to assist
you with any real estate questions or concerns you may have. Do you want to get
the best value for your home? Contact us today.

Buying or renovating your home?

                                 There’s an app for that.

At The Hann Group, we pride ourselves on being leaders in online innovation in our industry. Through savvy marketing strategies, and superior internet placement, we’ve got just the tools you need to get your home out there. So it seems fitting that we would also know just the apps to help you with any of your real estate needs. Feel free to make use of any of these handy tools below, we know we will ;)

1.       iLiving – This app makes it possible to input 3D-furniture within a picture of your home on your iPad. For example, you can take a photo of a room (for example, during an open house) and then “design” it by placing various articles of furniture within the image. This way, you can see what the space will look like before you even decide to buy.

2.       Real Estate Term Dictionary – Unless you’re a real estate mogul, you probably don’t know much about real estate lingo. This app keeps you in the know with regards to your real estate transaction. This free app will put 3,000 terms at the fingertips to articulate.

3.       Benjamin Moore Color Capture – This app allows you to snap a picture of any color inspiration that catches your eye and instantly get its match from the Benjamin Moore Color line. Then you can browse through color brochures to create great color combinations with your favorites and share your top picks on Facebook or Twitter for your friend’s review.

4.       Realtor.ca – If you’re on the hunt for a house then this app is a must! This free app is offered by the Canadian Real Estate Association and allows users to easily search for homes anywhere in Canada. Once you’ve found your home, you can connect with realtors for more detailed information or use the app’s GPS to find own path to your desired location.

At The Hann Group, we found these apps quite helpful. Are there any apps that you find useful?

Planning on buying or selling your home? Feel free to contact us anytime.

Regards,

Town of Paradise

Sunday, Nov 27 – Annual Tree Lighting will be held at the RPYCC
                            Lights go on at 6pm, free hot chocolate will be provided.

Sunday, Dec 11 – Santa Clause parade will start at 1pm
                           Parade will start at city sand & gravel parking, go up Topsail Road, 
                           and end at the town hall on McNamara Drive.      

 Town of CBS

Saturday, Dec 10 – Annual Santa Clause Parade starts at 10am
                              Parade will go from Holy Spirit high school to Upper Gullies
                              Elementary

Saturday, Dec 10 – Annual Tree Lighting Ceremony
                               6pm at Town Hall

City of St. John’s

Sunday, Nov 27 – Annual Santa Clause Parade starts at 1pm
                            Runs from Factory Lane, along Duckworth Street, all the way to
                            the Railway Museum

Saturday, Dec 2 - Festival of Music and Lights from 4-5pm at the Bowring Park duck pond

City of Mount Pearl

Saturday, Dec 3 – Santa Clause Parade will start at 10am
                          Runs from O’ Donnell High School on Ruth Ave. and ends in Mount
                          Pearl Square

Saturday, Dec 3 – Tree Lighting Ceremony, 6pm at City Hall

Town of Torbay

Saturday, Dec 3 – 6:30pm, Nighttime Christmas Parade
                             Will travel from the Jack Byrne Arena to the Kinsmen Centre

Happy Holidays everyone - And don’t forget to bring your letter to Santa!!

Hopefully this information has been helpful. If you would like other information on buying or selling your home
or if you have other real estate questions you would like answered, please feel free to contact The Hann Group.

Just in time for the holiday season the Canadian Real Estate Association (CREA) and Competition Bureau have gift wrapped a new deal that impacts the housing market in Canada.

In October, amid complaints of anti-competition, the Competition Bureau and CREA ratified a deal that provides that REALTORS® can choose to offer all their services as individual options to home sellers. The new deal addresses the concerns that previously, people who wanted to list their homes on Realtor.ca (the MLS) had to pay for several services CREA required agents to offer. The new rules allow consumers to choose a listing only option and negotiate for additional services if they wish.

Under the old rules sellers contracted with full service brokerages or flat fee brokerages to sell their home. At minimum CREA required all its members to assume responsibility for the accuracy of the listing info, present and negotiate offers, and submit closing info to Board (when sold, how much, who bought, etc.). Realtors® were then free to negotiate any other additional services with the seller.    

The New Rules 
The change allows consumers to use a Realtor® to simply list their home (“a mere posting”) on Realtor.ca without purchasing any additional services. Under the new regulations an agent who simply posts a listing to Realtor.ca is required to assume responsibility for the accuracy of the listing info, and submit accurate closing info (when sold, selling price, name of buyer, etc.) to the appropriate provincial board; in this case, the Newfoundland and Labrador Association of Realtors® (NLAR). This is to insure that the national MLS data base continues to accurately reflect real estate activity throughout the country. Once this requirement is met it is up to an individual agent how they choose to operate their business. There has been some confusion around this point. The new rules do not require agents to offer an a la carte menu of services that a seller can choose from.

The Impact to Consumers
The change ignited a new wave of discussions about the real estate industry, fees and competition that left consumers and real estate professionals perplexed as to how the changes would impact the buying and selling of homes in Canada.

Under the new rules, a for sale by owner (FSBO) property can be listed on Realtor.ca by a Realtor® for a flat fee. The consumer is then free to negotiate for additional services or take responsibility for all other aspects of the sale, which includes amongst others – setting a price, marketing and showing the home, staging for sale, and negotiating a deal. For savvy property owners, this change is most likely beneficial. As a seller, it is important to remember who is assuming the upfront risk. As a seller using a fee for service business model, it’s you. If your home doesn’t sell, you still pay the Realtor® for the services you use. In a full service model, the Realtor® assumes the risk and s/he does not get paid until your home sells.

If you choose to work with a fee for service agent, amongst other matters you,

• can pocket more money,
• need to assess your strengths and your weaknesses, for example, are you a good negotiator, can you write a description of your home that will attract  buyers
• need to monitor market conditions. Is it a buyers or seller’s market? Has there been instability in prices? Are homes in your area selling quickly at market value?

Most importantly, if you choose to work with a fee for service Realtor® it’s critical that you select a reputable, experienced agent, since you will be paying for their services upfront.

Unbundling the Confusion for Home Sellers  
Since these rules are new it is not clear how much of an impact they will have on how homes are bought and sold across the country. However we do know that:   

• A Realtor® is legally obliged by CREA to confirm the accuracy of the property information posted on Realtor.ca,
• A Realtor® has to submit closing data in an accurate and timely fashion,        
• Realtors® are permitted, but not required, to offer their services a la carte,
• A full service agent will only get paid if your home sells, and
• A fee for service agent will get paid whether your home sells or not

Remember that if you choose the FSBO option you are not simply a home owner, you are also the real estate agent for your home. You must have the time and comfort to handle the process from marketing to closing the deal.

If you are unsure about an aspect of the process, or if market conditions are not entirely favourable, it may be more beneficial to hire a full service Realtor®.

I have not discussed what these changes mean to buyers. That's a subject for a future blog post. If you are a buyer and would like to discuss the impact of these new rules on your purchase please contact me I'd be happy to help.

 As always I hope this information has been useful. Are there other topics you would like to see addressed in this blog? Use the comment section or contact me to pass along your request.

If you have any questions about buying or selling a home in the St. John's area or if you have other real estate questions you would like to have answered please feel free to contact me.

Have a great day,
Larry 

There’s a number of areas in St. John’s that are favorites for student housing. In this post I’ll introduce Rabbitown, I’ll cover other neighbourhoods in future posts.

I like Rabbitown. It has character. Not the kind of gorgeous architectural character you see downtown. Rabbitown was a working class neighbourhood. It’s really a mishmash of styles, with some well preserved cottage type homes and equally attractive, older 2 story homes. These are mixed in with numerous, nondescript attached and unattached 2 stories and bungalows. Lately we’re starting to see the newer style, ubiquitous 2-story townhouses that you see throughout the new subdivisions.

It’s not just the character that sets Rabbitiown apart. It’s an exceptional location. From anywhere in Rabbitown it’s walking distance to the university, Churchill Square, downtown, the Rooms, Rabbitown Theatre, junior high and high schools, a major big box grocery store and Coleman's, an award winning neighbourhood grocery store. The eastern edge of the neighbourhood borders historic Georgetown, and Place Bonaventure, one of the prestigious condo addresses in the city. 

If you’re going to be looking for a home in Rabbitown, keep in mind, it’s a neighbourhood with potential. In some cases it may take a good eye for real estate to spot the value in some of the houses. If you’re looking for student housing your requirements may not be so stringent. But do pay attention to the immediate surroundings. Even though this is a small neighbourhood, the state of the housing can vary from street to street. Homes prices can range from $130,000 - $300,000

There are 4 high traffic streets running thorough this area, Merrymeeting Road, Mayor Avenue, Empire Avenue and Newtown Road.

As always I hope this information has been useful. Are there other topics you would like to see addressed in this blog? Use the comment section or contact me to pass along your request.

If you have any questions about buying or selling a home in the St. John's area or if you have other real estate questions you would like to have answered please contact me I'd be happy to help.

Have a great day,
Larry