Coldwell Banker

Coldwell Banker
We Never Stop Moving

Friday, March 27, 2009

Buyers Market Means more SPP's


A warm March has seem to have brought out the buyers. Sales volume is way up over last month and the month isn't even over yet!

With only 72 sales in Newmarket (N07) in February 09, things were looking down, but as of the time of writing this, the Toronto Real Estate Board was reporting 112 Properties sold in March thus far, with another 20 properties marked as conditionally sold on various conditions, with 6 of those being SPP's.

SPP's are those offers which are conditional on the "Sale of Purchasers Property", which is where a buyer makes an offer to buy a home that is conditional on them selling their own home.

As we come into more of a buyers market, we see more an more SPP's, because the buyer is in a position to negotiate it. However, this does not mean that the seller will come a prisoner to the buyer selling their home, as most SPP's are always come with an "escape clause".

An escape clause is the Sellers out. Meaning, that because most SPP's are conditional for 4-6 weeks, an escape clause allows the sellers to still offer the property for sale to other buyers and accept other offers (Higher or Lower). If they decide to accept an offer from another Buyer (Buyer 2), because it is more favourable to them, the seller must then inform the First Buyer (Buyer 1) that another offer has been accepted and this is their notice period. All escape clauses have a notice period, which typically is between 24-48 hours, which is the length of time that Buyer 1 has to decide if they are able to remove their SPP condition, or walk away from the deal and retrieve their deposit.

If Buyer 1 decides to Firm up, then Buyer 2 retrieves their deposit and Buyer 1 Buys the House. If Buyer 1 decides to walk away, then Buyer 2 becomes the Buyer of the home.

It is important to note, that during the process, all facts of the offers remain confidential between Buyers and Seller to ensure that there is no disadvantage to any party.

So, this being said, in a Buyers market, don't be afraid to make your offer conditional on selling your home. With the level of inventory available, most sellers would be thrilled just to have some sort of offer on the table.

Wednesday, March 25, 2009

Preparing Your Home to Sell!

Getting your home ready for sale is not something that should be rushed but is VITAL and will play a big role in not only how fast your home Sells, as well as for How Much.

Perception matters... BIG TIME!!! Within the first 15 seconds of a Buyer seeing your home, they have probably established some thoughts as to what they expect to see inside. It is crucial to have your home in Tip Top shape before starting showings to get the Best action out of Buyers from Day 1.

Follow these Key Steps to maximize your Bottom Line!

Detach Yourself From Your Home.
- Say to yourself, "This is not my home; it is a house -- a product to be sold much like a bag of potato Chips from your Local Grocers shelves.”
- "Let Go” of your emotions and focus on the fact that soon this house will no longer be yours.
- Picture yourself handing over the to the new owners!
- Don't look backwards -- look toward the future.
- You must put your self in the Buyers Shoes and be as critical as you would be about someone else's home.
- Hire a third party who can give you honest opinions and sound advice.

De-Personalize
Pack up those personal photographs and family heirlooms. Buyers can't see past personal artifacts, and you don't want them to be distracted. You want buyers to imagine their own photos on the walls, and they can't do that if yours are there! You don't want to make any buyer ask, "I wonder what kind of people live in this home?" You want buyers to say, "I can see myself living here."

The Clutter has to GO!!!
People collect an amazing quantity of junk. Consider this: if you haven't touched it in over a year, you probably don't need it.
- If you don't need it, get rid of it by either donating it or throwing it away?
- Remove all books from bookcases to give a consistent feel to the bookcase.
- Pack up those knickknacks that take up space.
- Clean off everything on kitchen and bathroom counter tops.
- Put essential items used daily in a small box that can be stored in a closet or cabinet when not in use.
- This is a head start on the packing you will eventually need to do anyway.

Rearrange Bedroom Closets and Kitchen Cabinets
Buyers love to snoop and will open closet and cabinet doors. Think of the message it sends if items fall out! Now imagine what a buyer believes about you if she sees everything organized. It says you probably take good care of the rest of the house as well. This means:
- Organize spice jars and canned goods.
- Neatly stack dishes.
- Turn all coffee cup handles facing the same way.
- Hang shirts together, buttoned and facing the same direction.
- Line up shoes.

Rent a Storage Unit
Almost every home shows better with less furniture. Remove pieces of furniture that block or hamper paths and walkways and put them in storage. Since you emptied your bookcases, store them to make more space. Remove extra leaves from your dining room table to make the room appear larger. Leave just enough furniture in each room to showcase the room's purpose and plenty of room to move around. You don't want buyers scratching their heads and saying, "What can I do with this room?"

Remove/Replace Favourite Items
If you want to take window coverings, built-in appliances or fixtures with you, remove them now. If the chandelier in the dining room once belonged to your great grandmother, take it down. If a buyer never sees it, they won't want it, period! The last thing you want is a personal item to blow your sale because the buyers really want it! Pack those items and replace them, if necessary.

Make All The Minor Repairs
- Replace cracked floor or counter tiles.
- Repair any wobbly interlocking pathways or patio stones.
- Patch holes in walls.
- Fix leaky faucets.
- Fix doors that don't close properly and kitchen drawers that jam.
- Consider painting your walls neutral colours, especially if you have grown accustomed to purple or pink walls. (Don't give buyers any reason to remember your home as "the house with the Electric Orange bathroom.")
- Replace burned-out light bulbs.
- If you've considered replacing a worn bedspread, do so now! (You get to take it with you!)

Make the House Sparkle!
- Wash all windows inside and out.
- Rent a pressure washer and spray down sidewalks and exterior.
- Clean out cobwebs.
- Re-caulk tubs, showers and sinks.
- Polish chrome faucets and mirrors.
- Clean out the refrigerator.
- Vacuum daily.
- Wax floors.
- Dust furniture, ceiling fan blades and light fixtures.
- Bleach dingy grout.
- Replace worn rugs and carpets.
- Hang up fresh towels that suit the bathrooms colour (make the investment in new towels if you must).
- Clean and air out any musty smelling areas. Odours are a BIG no-no. Especially Smoke and Pet Urine smalls

Scrutinize
- Go outside and open your front door. Stand there. Do you want to go inside? Does the house welcome you?
- Linger in the doorway of every single room and imagine how your house will look to a buyer.
- Examine carefully how furniture is arranged and move pieces around until it makes sense.
- Make sure window coverings hang level.
- Tune in to the room's tone and function. Does it have impact and pizzazz?
- Does it look like a model home? You're almost finished.
- Check Curb Appeal.If buyers won't get out of her agent's car because they doesn't like the exterior of your home, you'll never get them inside.
- Keep the sidewalks cleared.
- Mow the lawn.
- Paint faded window trim.
- Plant yellow flowers or group flowerpots together. Yellow evokes a buying emotion. (Marigolds are inexpensive).
- Trim your bushes and trees.
- Edge your flowerbeds perimeter for a clean defined look.
- Make sure visitors can clearly read your house number.
- Re-Seal your driveway if there is obvious Colour obscurities.
- In Winter, Make sure your driveway and front pathway is shovelled all the way down to the concrete.


If you would like a Copy of The Coldwell Banker Home Enhancement Guide email: Darcy Toombs with your name and address.

Monday, March 16, 2009

Rate the Resale Value of your Reno

While some renovations may pay for themselves by increasing the value of your home, others could hinder a resale. Here’s what you need to know before you book that contractor.
There are lots of reasons for making home improvements, whether to customize a home to your needs, do repairs and maintenance or make a home more appealing for resale. But all not renos are equal when it comes to how they influence the value of your home. Here are some factors to consider.


If you plan to stay

If you plan to stay in your home for a while, and personal enjoyment or maintenance is your main priority, make your reno choices based on your needs and your budget. If you’re not expecting to move anytime soon, it’s best not to assume you’ll necessarily get your reno investment back, further down the road. After all, home improvements have a shelf life, and any renovation can become dated over time.

If you plan to sell

If you’re planning to sell in the next little while, and see your renovations as a way to add value to your home, you may want to take a different approach to your decisions. According to the Appraisal Institute of Canada’s 2004 Home Renovation Survey, the renovations that provide the highest payback potential are bathrooms and kitchens, with a potential investment return of 75% to 100%, and interior and exterior painting, with a potential return of 50% to 100%.

An eye for the buyer

Once you start renovating and decorating for the critical eye of buyers, you will have to consider their tastes as well as your own:

• Choose tasteful, neutral colours and materials that will appeal to the widest possible audience.

• Avoid cutting corners. The quality of workmanship and materials is also a factor in the return on investment.

• Ensure that the home feels consistent throughout. A luxurious new kitchen will look out of place if the rest of the home looks shabby.

• Try to imagine the type of buyer your home and neighbourhood will attract. A starter home for young couples, for example, might not benefit from a lavish bathroom, whereas an executive home might recoup the costs more easily.

Above all, remember that you may not get all your money back. Ask yourself if you’re willing to put up with the inconvenience and stress of a significant renovation like a kitchen or bathroom remodel.You might consider other, smaller improvements that can help your home show better. Replacing flooring, installing a new furnace or replacing windows and doors can also bring good payback potential.

Renos that could cost you

Adding value to a home isn’t simply a matter of adding on the cost of your renovations. The market you’re in, your neighbourhood and local demand will all influence how much the home is worth. Be cautious of over-renovating beyond the price range of these built-in limitations. Adding other features may end up costing you more when it comes to resale. Swimming pools and hot tubs, for example, offer poor returns in colder climates because buyers see in them additional work and cost. Other renos that may fetch lower returns include landscaping, interlocking and asphalt paving, fences and skylights.
- Article comes Courtesy of TD Canada Trust

Tuesday, March 10, 2009

Why Canadian Banks Work

TARA PERKINS AND BOYD ERMAN

March 7, 2009

Canada's banks are finally getting some respect.
Derided for years as meek and mild while banks around the world expanded wildly, suddenly the reputation of Canada's big lenders as prudent and sometimes downright boring has become an asset instead of a liability.
U.S. President Barack Obama has heaped praise on the management of this country's financial system. Ireland is considering overhauling its system to look more like Canada's. Financial papers around the world are running headlines such as "Canada banks prove envy of the world."
Whether measured by market value, balance sheet strength or profitability, Canada's banks are rising to the top. Since the credit crunch began in the summer of 2007, the Big Five banks have booked a total of $18.9-billion in profits.
In roughly the same period, the five biggest U.S. banks have lost more than $37-billion (U.S.). One, Wachovia Corp., was forced to sell out to avoid failing. Another, Citigroup Inc., long the world's largest bank, may have to be nationalized and this week became a penny stock. The picture is similar in Britain.
The U.S. has spent most of the $700-billion the government earmarked for bank bailouts, and there are estimates that the final tally could be more in the trillions of dollars. The head of the Bank of England said last month that it's "impossible" to know how much money it will take to fix his country's banks.
Canada, by contrast, has not had to inject capital directly into banks, other than starting a program to buy from banks $125-billion (Canadian) of insured mortgages - any losses from which the government was already on the hook for anyway.
The reason comes down to a fundamental conservatism. From lending practices to bets on trading to financial reserves and takeovers, the Big Five banks have long tended to be more careful than their global peers. And when they did want to get aggressive, government and regulators held them in check.
"The Canadian banks were under a significant amount of pressure from both the analysts and the marketplace in general to be more aggressive in expanding into international markets, particularly the United States, and I think to some degree resisted partially because of a more conservative approach," says RBC chief executive officer Gordon Nixon.
Still, the industry has had stumbles, most notably Canadian Imperial Bank of Commerce's misadventure in derivatives, which led to a $2.1-billion loss for 2008.
And holders in Canadian banks have been battered. As a group, the banks' shares are down almost 50 per cent since Aug. 1, 2007, with most of the decline in the past six months as the economy worsened.
The concern weighing on these bank shares, for starters, is that profit growth in general is a thing of the past until the economy picks up. Most analysts say the banks' profits will shrink in coming quarters as more loans go sour and margins on lending tighten up. There's also nagging doubts that dividend payments are unsustainable and that something bad is still lurking on balance sheets.
More writedowns are likely in store for banks such as Toronto-Dominion Bank and Royal Bank of Canada, both of which made big acquisitions in recent years that now look overpriced.
Still, bank bosses such as Rick Waugh, CEO of Bank of Nova Scotia, say the banks are insulated from lingering problems because they have profits rolling in from many sources.
"We have made mistakes," he says, "but we made sure that we were well diversified."
That's a result of a conservatism not just among executives. That same approach extends to consumers, helping the banks sail along on the strength of their domestic lending businesses.
"You've got a more balanced cultural approach towards consumption and savings than we do in this country," says Charles Dallara, head of the Washington-based Institute of International Finance, and a former managing director at JPMorgan Chase & Co.
Much of that stems from the pain of the last recession. While the downturn of the early 1990s was short and sharp in the U.S., it was drawn out in Canada, leading to more of a social evolution, says CIBC chief executive officer Gerry McCaughey.
Former central bank governor David Dodge agrees. Canadian bank executives keenly remember that period, "and there was therefore perhaps a degree of prudence, a lack of aggressiveness, in comparison with major banks around the world," he said.
And he gives top marks to the Office of the Superintendent of Financial Institutions, Canada's banking regulator, for being more conservative than those in the U.S. or Britain. "I think that, from a regulatory point of view, you can say that the Canadian banks were more appropriately regulated."
The final key is the structure of the mortgage market.
While U.S. banks sold a large proportion of their mortgages, Canadian banks held the bulk of theirs on their balance sheets, giving them an incentive to make sure they were good loans. Riskier ones are backed by government insurance. And the law here makes it tough for consumers to walk away from a mortgage because banks can go after other assets.
Still, the banks are wary of getting cocky when a careful approach has worked well.
"It's a good thing for us to recognize the things we do very well, but maybe do it in what is appropriately a Canadian way - with modesty," said Bank of Montreal CEO Bill Downe.
***
Royal Bank
of Canada
First quarter profit: $1.05-billion, down from $1.25-billion.
What's working: The bank's securities arm makes big bucks, and its huge retail bank in Canada generates steady earnings. RBC benefits from strong loan growth and expense control, notes UBS analyst Peter Rozenberg.
What's worrying: A foray into the U.S. leaves it exposed to the sagging American economy. Investors never like to see too much of a bank's earnings come from capital markets, because it's a volatile business. And while the securities division is doing well, it's also booking big writedowns. "RBC's Achilles heel, in Moody's view, is its U.S. operation," the rating agency says.
What the CEO says: "As a Canadian bank with global operations, RBC does have a competitive advantage relative to many of our global peers. The fundamentals of our domestic economy, while stressed, appear stronger than in Europe and the United States, having benefited from a public policy agenda that for many years valued prudent fiscal management."
Total assets: $713-billion
Tier 1 capital ratio (Jan. 31): 10.6 per cent
Provision for credit losses: $747-million, up from $293-million
***
Toronto-Dominion Bank
First-quarter profit: $712-million, down from $970-million.
What's working: Retail arm TD Canada Trust is a dominant force across the country. "The bank's sizable capital cushion, combined with the recurring earnings from its Canadian franchise, leave it well positioned to manage through a period of economic headwinds," says Moody's Investors Service.
What's worrying: TD expanded in the U.S. just as things were getting really bad. Now, the bank has the biggest U.S. retail banking presence of any Canadian bank - half of all the bank's branches are in the U.S. Plus, TD owns a big U.S. wealth management operation that may suffer as markets plunge. The consensus among analysts is that the bank's securities and trading side isn't big enough to make up for declining performance in other areas of the bank.
What the CEO says: "We are living in unprecedented times. So what we consider solid performance in the current environment is certainly not what we would be happy with in the long term. ... We are going to take some bruises if the situation gets worse, but we're still going to be able to deliver solid earnings."
Total assets: $585-billion
Tier 1 capital ratio (Jan. 31): 10.1 per cent
Provision for credit losses: $537-million, up from $255-million
***
Bank of Nova Scotia
First-quarter profit: $842-million, up from $835-million.
What's working: The bank's international business - the largest of the Canadian banks - posted a record quarter, and Scotiabank's reputation for risk management remains intact. The bank's securities and trading arm, Scotia Capital, had a near-record quarter.
What's worrying: Investors are leery of exposure to car loans and the auto industry. They are also keeping an eye on the bank's corporate loan book, the biggest of any Canadian bank.
The bank's large international division, with a big presence in Latin America, was much more profitable than anticipated in the latest quarter, but the macro environment in Latin America has deteriorated in recent months, notes RBC Dominion Securities analyst André-Philippe Hardy.
What the CEO says: "The banking sector in Canada is still in good shape. Some say the best in the world. As a group, we are all very well capitalized by global standards. And Scotiabank clearly demonstrated this by the fact that we were able to raise more capital this quarter, all of it from the market, from private sources."
Total assets: $510-billion
Tier 1 capital ratio (Jan. 31): 9.5 per cent
Provision for credit losses: $281-million, up from $111-million
***
Canadian Imperial Bank of Commerce
First-quarter profit: $147-million, up from a loss of $1.46-billion.
What's working: Most of the big problems relating to exposure to subprime-linked investments are behind the bank, and its balance sheet is rock solid after raising another $1.6-billion of capital this week. Analysts and investors like the fact that its Canadian-focused business means bad U.S. loans aren't a big issue.
What's worrying: The bank is getting out of or cutting back in so many business lines to avoid problems that it's unclear where growth will come from. Investors worry that the bank is becoming so risk-averse that it won't be able to compete. Its core consumer lending segment saw earnings decline 14 per cent in the latest quarter, notes Blackmont Capital analyst Brad Smith.
What the CEO says: "Market conditions worldwide for banks remain difficult. Yet arguably one of the better places to be right now is in Canada. At CIBC, the majority of our revenue is derived from retail markets, where we enjoy strong market positions in a broad range of products and services."
Total assets: $354-billion
Tier 1 capital ratio (Jan. 31): 9.8 per cent (it's now a whopping 11.5 per cent)
Provision for credit losses: $284-million, up from $172-million
***
Bank of Montreal
First-quarter profit: $225-million, down from $255-million.
What's working: The bank's trading operations are buoying profit, and its retail operations are rebounding after lagging for years. A switch toward more profitable products, such as lines of credit, is helping the core operations churn out strong earnings.
What's worrying: Investors are concerned that trading profits can disappear fast, and the bank has a U.S. loan portfolio by virtue of its presence in the U.S. Midwest. There's also a nagging worry that the bank will cut its dividend that won't go away no matter how many times CEO Bill Downe says the payout is safe. Credit Suisse analyst James Bantis is watching for rising credit losses in the $42-billion (U.S.) U.S. loan portfolio.
What the CEO says: "Financial institutions everywhere continue to face headwinds in credit markets and the capital markets environment. BMO is well positioned to meet these challenges, having accessed markets to bolster our capital position and having further strengthened our strong liquidity in the period, albeit at a higher cost."
Tier 1 capital ratio (Jan. 31): 10.21 per cent
Total assets: $443-billion
Provisions for credit losses: $428-million, up from $230-million

Boyd Erman, Tara Perkins

Monday, March 9, 2009

Newmarket Home Sales Statistics - Feb 2009






















February sales are a great indication that the spring market is starting up. With 72 Sales for the Month*, only down 12 from February 2008, we have seen a healthy number of sales in Newmarket for the month. However, there is of course more to the story. Even with a large jump in sales volume over January's figures, there was also 384 active listings during February, which is up 160 from February 2008... an increase of nearly 72%.

The increase in listing inventory is what is causing the average price to drop as there are more and more sellers that will have to sell. The Toronto Real Estate Board (TREB) reports that the average and median sale price in Newmarket was $335,497.00 and $320,450.00 respectfully for the month. These figures translate to an average price drop of $8,785.00, or 2.5%, from the same time last year and a median price drop of $8,050, or 2.45%.

The only major issue we will see in our local area is if/when job loss figures start to rise. With Magna international announcing job cuts there may be a large number of local people starting to feel the pinch.

Fun Fact: February sales ranged from a clean little 1 and a half storey home on Andrew St, which sold for $220,500, to a large 5 bedroom home on Stonehaven's Lockwood Circle which sold for $670,000.

*All statsistics are collected from the Toronto Real Estate Board's MLS sold statistics.