Century 21 Today

8123 Lundy’s Lane, Niagara Falls, Ontario L2H1H3

Bus:905-356-9100 Fax: 905-356-0835

Email:grumme@c21today.net

www.NiagaraExecutiveHomes.com

About Century 21…

Since its founding in 1972, the CENTURY 21® System has grown into the world’s largest real estate organization with over 6,600 independently owned and operated offices. The CENTURY 21 System is the most recognized consumer brand in the real estate industry, and possesses the largest network and greatest global coverage of any competing brand.

In the Niagara Region Century 21 Today Realty is owned and operated by Eugene Pilato and Roy Zanatta.Orginally purchased in 1983 Century 21 Today has expanded to five offices throughout the region in order to serve you better. Our team is dedicated to providing our real estate buyers and sellers with the highest quality service possible.

There are over 110,000 sales professionals worldwide, in more than 41 countries and territories. One of them is Barbara Grumme. She offers not only professional real estate knowledge, but also a dedication to honesty, integrity, and responsiveness to every customer whom she has the privilege of serving.

How we can help…

§         Extensive education in business management studies has taught me effective budget management & how to recognize economic & demographic trends. This means I can help you find the house that is just right for you, that fits your budget and is a wise investment.

§         Over 15 years of work experience relating to resale residential homes, new home developments, recreational properties & investment properties. I am qualified to help you with a range of real estate needs. I can also share what I have learned from hands on experience with rental properties & property management.

§         Education & experience with marketing and customer service has taught me how to promote products and to effectively deal with people. This means I will most likely be able to negotiate price and terms that you deserve.

§          

When you are making what is probably the biggest investment of your life, wouldn’t it be nice to have a home buying expert on your side? Until recently, buyers did not always have the support they needed. Under traditional real estate sales practices, the agent who helped you to find a home was actually acting as a subagent of the listing broker. This meant that the agent was legally bound to obtain the best terms and prices for the seller, not you. NOW YOU HAVE A CHOICE. As a buyer representative, a Century 21 sales associate will work for YOU, not the sellers. When buying a home, you can be assured that your best interests will be represented. At Century 21, we understand your needs as a concerned buyer. Now you can feel secure in knowing you have someone who will be on your side…from choosing the right home…to the actual move in day

 Uncommonly Asked Questions 
How is Property Insurance Affecting the Cost of Home Ownership?

Obtaining property insurance is an important component to buying a home. Without it you cannot obtain a mortgage and without a mortgage, at least for most people, a home cannot be purchased.

Some of the reasons that can affect insurance costs, and at times turn-downs, are the credit worthiness of the buyer, the buyer’s claims history or even that the buyer may have a certain breed of dog. There are also factors specific to the dwelling like knob and tube wiring, aluminum wiring or 60 amp service. As well as, there’s age and condition of roof, galvanized plumbing and heating systems, mould or oil tanks. Any of these aspects can cause transactions to fall, result in delays or expensive retrofits. In the majority of cases, insurance can be obtained at what can turn out to be a substantial increase in cost.

We recommend a condition in the Offer to Purchase that gives the buyer time to research and satisfy themselves as to the potential cost of insurance for the property being purchased. According to insurance agents, however, they will typically commit to insurance only within 30 days from the closing date. Insurers call this the binder period. The recommended condition in the Offer in most cases has to be met prior to that 30-day period. It is, therefore, a way for buyers to educate themselves on the approximate cost of insurance. 

When you are considering buying a home, start by determining a monthly and/or annual budget. This might include things like probable mortgage payments, utility bills, home maintenance costs and of course, taxes. 
Every homeowner pays taxes. City and Regional governments assess property taxes and the money raised is used to run the local government and provide public services. Tax revenue often helps pay for public schools, infrastructure needs like bridges and roads, local libraries and police and fire protection. 

How much you pay in property tax is determined by how much your property is worth. The tax assessment office, known as MPAC (Municipal Property Assessment Corporation) determines this amount. Once the market value of your property is defined, it is multiplied by the tax rate to determine what you owe. 

The amount of property tax paid by homeowners can vary from municipality to municipality. That is why it is important to research what the tax rate is in the towns where you are looking to buy. Tax payments can run into the thousands of dollars depending on the value of the property and the municipal tax rate. Most homeowners pay their taxes along with their mortgage payments, but the payments may also be made quarterly or semi-annually. 

Ask your buyer representative to give you a profile of the local taxes where you are looking. But do not assume that just because a municipality has a high tax rate that it has superior schools and other services. The efficiency and aptitude of the local government has a greater influence on those things than the tax rate. 

And remember, government gives homeowners an avenue of recourse when it comes to property tax. Homeowners are allowed to contest the assessed value of their property, which could ultimately lessen the amount owed. 

Selling with a Real Estate Professional

Hiring a real estate professional to help sell your home can make the transaction so much easier. He or she is there to handle things like marketing, pricing, negotiations and more. So deciding whom you will list your property with is a big decision. Here are some things to ask your potential representative. 

The Big Picture – Ask the agent to give you his or her perspective on real estate in general–happenings in your marketplace and what he or she believes the role of the agent should be. Look for a philosophy similar to yours. 

Experience - See how long the agent has been active in the profession but beware of any signs of complacency. Sometimes a “hungry” new agent can give you the kind of customer service you are looking for.                                                                                                                              If he or she has changed brokerages, don’t be afraid to ask what prompted the move. 

Word of Mouth – Once you are serious about signing with someone, ask for a couple of references or ask to see any testimonials they may have from satisfied customers.

Tech Savvy – Determine whether the agent is comfortable with Web and e-mail marketing. Many buyers use the Internet as their first resource for home shopping. You want an agent who is adept at online marketing. 

Affiliation – If the sales associate is affiliated with an independent or national real estate company, find out about the benefits of that membership. For instance, CENTURY 21 sales associates have access to first-rate training, professional marketing plans, strategies and materials, and the power of an international brand name that attracts buyers. These things can really work for you during your home sale.

Buying Your First Home?
Money Isn’t Everything! NO DOWN PAYMENT OPTIONS ARE AVAILABLE TODAY

With a little legwork and some innovative financing you may be able to buy your first home with very little or NO Cash.

Nobody likes flushing money down the drain but that’s what you’re doing when you hand over your rent money every month. The moment it leaves your hand your money is working for someone else and not building equity for you and your family. If you feel it’s time to own your own home here are some things you need to know before you make your first move.

So you have NO CASH? 

If you have good income and good credit but lack the cash for a down payment & closing costs you may be able to: 

• borrow that money from one lender and the mortgage from another. 

• Some banks offer a no down payment option.

• Banks also offer cash back options to help with your closing costs. 

You may be fortunate enough to receive a gift letter from a relative stating the money is a gift that does not have to be repaid. 

THE SELLER may be willing to help finance the deal! - There are sellers out there who are willing to help you by “taking back” or holding mortgage financing for you. You pay the seller monthly on a mortgage with minimal down payment, sometimes favourable interest rates and lower closing costs). They might be hard to find, but if you can find a seller willing to help you out it may be the key to getting into your own home.

Have you thought about EQUITY SHARING with family members or investors? - An equity sharing arrangement gets YOU the cash for the down payment while your partner gets a share in your home. You make the monthly payments, pay the taxes and live in the house. In time you will either buy out your partner or sell the property and split the profits accordingly.

Have you been contributing to a REGISTERED RETIREMENT SAVINGS PLAN (RRSP)? - Don’t forget you may be able to get a loan for your down payment by borrowing against your retirement savings plan, or you may be able to withdraw enough money from your plan to use for a down payment without penalties or taxes. Under the federal government’s Home Buyers’ Plan, you can withdraw up to $20,000 tax-free from your RRSPs to help buy or build your first home. If you or your spouse have not owned a home…

A BUYER’S CHECKLIST THAT WILL SHOW YOU WHAT TO EXPECT:

1. Well before closing, contact your insurance agent to arrange homeowner’s insurance coverage to become effective on the day of closing. Your insurance agent can give you a “binder” letter, certifying coverage is in place. It may be a good idea to make your Offer to Purchase conditional on you being satisfied with obtaining homeowner’s insurance and the cost.

 
2. Note that most lawyers won’t be doing many of the tasks they need to do for closing until all conditions, usually through your Realtor, are removed fr…

 Beauty is in the eye of the beholder, particularly when it comes to buying a home. Features that attract one home-buyer may repel another.

However, the one feature of interest to every home-buyer is price. Getting the most home for your money is paramount. The real problem is figuring out whether that fixer-upper on one street is a better buy than the home in next-to-new condition two blocks away. That’s why knowing what to look for before you buy can save you time, energy and money down the line.

The first step is figuring out what kind of house you need. A good buy is only a good buy if it meets your current and future living requirements. Before shopping for a home, decide how much space you and your family require. How many bedrooms, bathrooms? Is a family room necessary? Do you need a layout that will accommodate a lot of entertaining? Do you prefer a spacious or compact work space in the kitchen? If you have small children, can the house easily be childproofed?

Evaluate the front and back yards. Is there enough space to accommodate your children? Do you want a park-like or garden setting? Do you enjo…

It is a question that potential home sellers often wrestle with

A number of questions come to mind when considering this important decision:

• What is the home worth now and what will it be worth once I renovate?

• Will the renovations truly reflect my changing needs?

• If I do spend the money, will I still be happy living in this neighbourhood?

• Will the home be over-improved for the neighbourhood?

• How long will I need to live here to recoup the cost of renovations?

See Below:

The Appraisal Institute’s Home Renovation Survey List of Renovations with Average Potential Payback

What is the home worth now and what will it be worth once I renovate?

This is an exercise that requires a two part analysis. The home is evaluated as it sits, then you determine the home’s projected value as if renovated. The latter exercise is the trickier part of the analysis. A projected estimate of market value without the renovation actually completed can be skewed. What if the renovation is not up to standards, especially buyer standards? What if the renovation is well done but, because of poor planning, does not conform with or complement the home’s overall design? 

As an example, a costly addition may give the extra needed space. If, however, the roof and exterior walls do not conform with the general design of the home, it could adversely affect the value of the addition. The overall value of the home would increase, but at a less than desirable percentage of any average return on costs. 

Will the renovations truly reflect my changing needs?

The Century 21 Today Realty “Client Protection Program” covers 43 areas of client protection when selling. This is more than a report. It is an extensive look at how we, at Century 21 Today Realty, employ best practices to protect the equity in your single, most important investment–your home. It also makes you aware of some poor insider practices to avoid that can undermine the client relationship you deserve.

Here is another sampling of what’s in the report

Research Protection  

A less than competent job in gathering property information can lead to all kinds of problems. 

Nothing upsets a buyer more than discovering that he or she was misinformed about certain aspects of the home. This can happen when buyers view the home and are given information and responses to their questions. If they learn information is erroneous or dubious, it creates distrust and negative perceptions. Often Buyers will lose interest and will look elsewhere. Should their interest in the property continue, they become weary and look for additional problems.

Discovering errors or omissions during or after negotiations can lead to opting out of the purchase, asking for price concessions, delays in closing and no closing.

If errors crop up after the sale, buyers may seek litigation.

In addition, misinformation can cause miscalculations in pricing the home.

We understand how essential proper research is to the marketing and selling process. It’s among your best protections to ensuring a smooth, successful sale, at the best possible price, with the least inconvenience and stress to you and all concerned.

So we perform a methodical and thorough job in gathering information on your property. A comprehensive job in this vital area reduces risk in important elements like lot size and lot configuration, square footage, legal description (what you’re selling), registered ownership, age and condition of heating, cooling and other mechanical systems, adequacy of electrical system, services (sewers, septic, water), appliances, overall condition of interior and exterior (walls, floors, kitchens and baths, roof, windows, foundation, decks, porches and pools, etc.).

Other elements we look to are as follows:

·        Enquire as to whether there are any encroachments, rights of way or restrictions on the property. These are good to know up front. Keep in mind, the more we can communicate to a buyer the smoother the transaction. Discovering these issues after the sale leads to problems.

·        Obtain accurate mortgage and payout information from your lender, if applicable. For example, today some people opt for what’s called a cash back mortgage. Should that Seller wish to sell before the term of his mortgage expires, the cash back received at purchase has to be paid back as well as any prepayment penalties.

·        Is the property’s existing use legal? For example, if a portion of the home is being rented, does the zoning allow for this use? If the home is represented as a rental and that use turns out to be illegal, a variety of closing problems can surface.

·        Review a survey and deed. Relying on Assessment records for information on legal description and lot size and shape is a standard practice in the business. Assessment records can sometimes have errors, so it’s good to crosscheck information with any other documentation you may have. This can avoid problems from Offer acceptance to closing.

Preparing the home for the home inspector. Today most selling agents include a condition in the Offer that the home be inspected by a qualified home inspector and to the Buyer’s satisfaction. We’ve included a copy of our “Preparing for a Home Inspection.” This 29-point checklist can go a long way to keeping a sale together. 

If you would like a copy of the entire report, please call any of the office numbers listed below.

Obtaining property insurance is an important component to buying a home. Without it you cannot obtain a mortgage and without a mortgage, at least for most people, a home cannot be purchased.

Some of the reasons that can affect insurance costs, and at times turn-downs, are the credit worthiness of the buyer, the buyer’s claims history or even that the buyer may have a certain breed of dog. There are also factors specific to the dwelling like knob and tube wiring, aluminum wiring or 60 amp service. As well as, there’s age and condition of roof, galvanized plumbing and heating systems, mould or oil tanks. Any of these aspects can cause transactions to fall, result in delays or expensive retrofits. In the majority of cases, insurance can be obtained at what can turn out to be a substantial increase in cost.

We recommend a condition in the Offer to Purchase that gives the buyer time to research and satisfy themselves as to the potential cost of insurance for the property being purchased. According to insurance agents, however, they will typically commit to insurance only within 30 days from the closing date. Insurers call this the binder period. The recommended condition in the Offer in most cases has to be met prior to that 30-day period. It is, therefore, a way for buyers to educate themselves on the approximate cost of insurance. 

When you are considering buying a home, start by determining a monthly and/or annual budget. This might include things like probable mortgage payments, utility bills, home maintenance costs and of course, taxes. 
Every homeowner pays taxes. City and Regional governments assess property taxes and the money raised is used to run the local government and provide public services. Tax revenue often helps pay for public schools, infrastructure needs like bridges and roads, local libraries and police and fire protection. 

How much you pay in property tax is determined by how much your property is worth. The tax assessment office, known as MPAC (Municipal Property Assessment Corporation) determines this amount. Once the market value of your property is defined, it is multiplied by the tax rate to determine what you owe. 

The amount of property tax paid by homeowners can vary from municipality to municipality. That is why it is important to research what the tax rate is in the towns where you are looking to buy. Tax payments can run into the thousands of dollars depending on the value of the property and the municipal tax rate. Most homeowners pay their taxes along with their mortgage payments, but the payments may also be made quarterly or semi-annually. 

Ask your buyer representative to give you a profile of the local taxes where you are looking. But do not assume that just because a municipality has a high tax rate that it has superior schools and other services. The efficiency and aptitude of the local government has a greater influence on those things than the tax rate. 

And remember, government gives homeowners an avenue of recourse when it comes to property tax. Homeowners are allowed to contest the assessed value of their property, which could ultimately lessen the amount owed. 

Selling with a Real Estate Professional

Hiring a real estate professional to help sell your home can make the transaction so much easier. He or she is there to handle things like marketing, pricing, negotiations and more. So deciding whom you will list your property with is a big decision. Here are some things to ask your potential representative. 

The Big Picture – Ask the agent to give you his or her perspective on real estate in general–happenings in your marketplace and what he or she believes the role of the agent should be. Look for a philosophy similar to yours. 

Experience - See how long the agent has been active in the profession but beware of any signs of complacency. Sometimes a “hungry” new agent can give you the kind of customer service you are looking for.                                                                                                                              If he or she has changed brokerages, don’t be afraid to ask what prompted the move. 

Word of Mouth – Once you are serious about signing with someone, ask for a couple of references or ask to see any testimonials they may have from satisfied customers.

Tech Savvy – Determine whether the agent is comfortable with Web and e-mail marketing. Many buyers use the Internet as their first resource for home shopping. You want an agent who is adept at online marketing. 

Affiliation – If the sales associate is affiliated with an independent or national real estate company, find out about the benefits of that membership. For instance, CENTURY 21 sales associates have access to first-rate training, professional marketing plans, strategies and materials, and the power of an international brand name that attracts buyers. These things can really work for you during your home sale. 

Once you have committed to selling your home, there MAXIMIZING YOUR HOME’S APPEAL
are a number of things you can do to help get the best possible price in the shortest amount of time.

I am an expert in marketing homes. However, selling your home is a joint effort with you playing an important role in the final results. Your major role is to make your home as attractive as possible to potential buyers.

Remember that first impressions count. You should do everything you can to make that first impression a positive one. People who consider buying your home will be as critical as you are in searching for your new home.

Take an inspection tour of your home, observing it as a potential buyer would. Take note of any minor repairs and painting that need to be done.

Here are some tips, which have proven valuable to homeowners in preparing their homes for showing.

EXTERIOR:

Since the exterior of your home will be the first thing a prospective buyer sees, it is very important to create a good first impression.

▪ Keep the lawn trimmed & edged. Weed & cultivate flower gardens. Trim shrubs & eliminate dead trees or branches. Pick up any debris, toys, & lawn equipment.
▪ Repair any fences or gates. Give them a fresh coat of paint, if necessary.
▪ Is the exterior well painted& the roof in good repair? Are gutters and down spouts in good working order?
▪ Wash down driveways and sidewalks. Check them for cracking and crumbling.
▪ Replace any cracked windows and torn screens.
▪ The entrance should be clean and in good repair. The doorbell and front light should be in good working order.

INTERIOR

Start with a full housecleaning from top to bottom. Don’t let dirt & clutter obscures your home’s good points. Discard unused & unnecessary items in storage areas & closets.

▪ Eliminating clutter will give your home a more spacious look
▪ Walls should be clean & free of smudges, fingerprints, & dents. Consider a fresh coat of paint. Inspect woodwork & wallpaper for problems.
▪ Arrange furniture to make each room appear more spacious.
▪ Wash windows & sills. Launder curtains & drapes.
▪ Shampoo rugs and carpets. Floors should be waxed.
▪ Repair loose doorknobs, sticking doors & windows,
▪ Fix leaky faucets and eliminate discoloration in sinks.
▪ Tighten loose stair banisters, & be sure steps are free of objects.
▪ Light fixtures should be in good repair. Replace discolored or cracked switch plates.
▪ Clean out closets to display their size. Be sure clothes are hung neatly other objects tidily arranged.
▪ Bathrooms should be sparkling clean. Repair caulking in tubs & showers.
▪ Bedrooms should be neat with attractive spreads & curtains.
▪ Clean & organize the basement, attic, & garage.

DON’T OVER IMPROVE

Many families tend to live with a broken doorknob & cracked window. All of these little things should be fixed because no prospective buyer wants to do the maintenance you have deferred. Use caution in planning major improvements that you think will enable you to get more for the house than you paid for it. Of course, an investment in paint where it is obviously needed will be well worth the cost. The same is true with carpeting shabby enough to be a turn-off. Most people out shopping for a house would rather plan their own major changes, & you are usually wiser to sell to them the potential at a price they can afford.

SHOWING THE HOUSE

▪ The TV & radio should be turned off. Let the salesperson & buyer talk, free of disturbances.
▪ Send children & pets outdoors to play. This will eliminate confusion & keep the prospect’s attention focused on your home.
▪ Leave drapes open for light & airiness. All lights should be turned on to give the rooms a larger appearance & cheerful effect.
▪ Be sure the kitchen sink is free of dishes and rooms are uncluttered.
▪ Be courteous but don’t force conversation with the potential buyer. They want to inspect your house, not pay a social call.
▪ Never apologize for the appearance of your home. After all, it has been lived in. Let the agent answer any objections.
▪ The salesperson knows the buyer’s requirements & can better emphasize the features of your home when you don’t tag along. You will be called if needed.
▪ Let the Realtor discuss price, terms, possession & other factors with the customer.

One of the most important things I can do for you is to view your home objectively and make suggestions that will improve its appearance and marketability.

TODAY REALTY LTD.
Barbara Grumme, realtor
905-356-9100

The closing day is an exciting time for both the buyer and seller. The buyer is eager to assume ownership of the property and the seller is usually as excited to end the selling process and concentrate on his or her own new ventures. 
One of the best ways to ensure a smooth closing day is to come prepared with all of the necessary items and paperw…