I, Ronald Klarenbeek truly strive to make your selling experience as smooth and stress-free as possible, from my first consultation with you, to listing your home, getting it all ready to show, to negotiating the sale and finally closing the deal.
I have the expertise to handle all the details: from getting an accurate valuation of your home, and a realistic overview of the marketplace, to exceptional marketing and service, for the best possible sale.
1 Setting Goals
In real estate, each transaction is unique to its time and place and it takes real skill to maximize returns. It goes without saying that every owner typically wants the same thing, and that is: the best possible price in the most efficient manner, so you need an edge in this highly competitive market.
You need an agent with a leading edge, one with professional training in real estate marketing, financing, negotiation and closing a deal.
Understand that the valuation of your property- "pricing" your property- is an absolute critical first step in the selling process. There can be so many issues to consider, from the desirability of your home, to comparable sales, to the overall market.. When I do my market analysis I approach it from your perspective- the seller- as well as from the buyers.
The Comparative Market Analysis (CMA) is a very helpful tool when estimating a potential sale price for your home. This being said, the CMA is not the only tool I use. I will look at all comparable listings and sales in and around your areas as a benchmark for the potential sale price of your home. I also look at comparable homes that did not sell and try to figure out why. Getting a good idea of sales in your neighborhood is a good place to start, and I also look at several other critical factors to ensure your property will be well positioned given current market conditions so that we are not left chasing the rabbits tail.
Most buyers are clever and compare their neighbors’ home price with other properties on the market. But remember before you embark on renovating or improving your home, you don't want to make your home more expensive than the neighborhood’s market can actually bear.
Typically when you see that the economy and real estate market is thriving, prices tend to rise and houses may sell in only a matter of days or even hours. This is called a seller’s market. But when the market comes to a halt or slows down, average selling time can run into many months and is called a buyer’s market, because there are now more properties available for a much longer amount of time.
In a seller's market, you can often price your home higher to match demand. In a buyer's market, you may need to offer a lower price or attractive incentives if you wish to sell quickly.
Sale prices are a product of supply and demand. If you live in a community that is growing, with an expanding job base and a limited housing supply, it's likely that prices will hold steady or rise over time. But if the local community has a weak economy or is shrinking you'll often find a buyer's market and should set your price accordingly.
Incentives for a buyer can be a very effective selling tool, especially during a buyer’s market. For example, you could offer to pay some or all of a buyer's closing costs, or include special features or antiques that would not otherwise be included in the deal.
Estimating net proceeds
Ronald can provide you with a detailed breakdown of the net proceeds of your prospective sale. You will always have a clear understanding of the various closing costs, commissions and specific returns you can expect after the sale of your home.
No obligation consultation
For a free market evaluation or CMA of your real estate in Lower Mainland, please feel free to contact me.
2 Listing Your Home
When I have presented the CMA and you have a clear understanding of your home’s value and overall market conditions, you will need to officially list your home. It is very important that you choose a real estate brokerage firm that you feel comfortable working with. I am highly motivated and have great brand power in the market place. My marketing strategy offers your listing the maximum exposure to make the process seamless and hassle free.
The nowsold.ca brand
The nowsold.ca Brand power
I bring buyers and sellers together with the nowsold.ca market advantage. Protecting the integrity of the nowsold.ca brand is critical to my business and involves careful due diligence on my part to ensure the trust of all parties involved in real estate transactions. I strive to disclose all details of my business and the complete history of a property and am well informed about every home I sell.
The real estate market, economy and interest rates are constantly fluctuating. I can offer the experience, resources and connections to bring attention to your home for sale.Timing and negotiation I will ask you specific questions about why you want to sell and also help determine your ideal schedule to sell and move. Your specific reason(s) for selling can impact the negotiating process so it's important to discuss your needs and wants to help determine your plan of action.
Timing and negotiating
I will ask you specific questions about why you want to sell and also help determine your ideal schedule to sell and move. Your specific reason(s) for selling can impact the negotiating process so it's important to discuss your needs and wants to help determine your plan of action.
Targeted marking plan
I will craft a specific marketing plan and schedule for your property whereby every detail is considered carefully and strategically. I can suggest simple, imaginative changes that make a home more attractive... I will keep you well informed about the marketing process and initiatives throughout the sale of your property. Calls, expressions of interest and showings of your listing are a good indication of success and these will also be tracked and relayed to you in a timely manner.
You will have complete confidence in my ability to price, market your home, attract and close a deal. I have the experience to attract stronger offers and am skilled at the negotiation of an agreement that will satisfy both you and the buyer.
3 Showing Your Home
When showing your home, you really only have ONE chance to make a great first impression. It has been said that many buyers decide whether or not they’ll make an offer within the first minute of viewing a potential new home. For that reason alone it pays to prepare your home carefully.
If your home appears rundown, uncared for, or even simply untidy, it will almost without fail scare or turn potential buyers away! However the opposite is also true; if a home appears to be well-maintained and in order it usually puts a buyer at ease, and the buyer will assume, based on first impression and appearance, that what he or she cannot see is most likely also maintained.
If needed or wanted I could assist you in making your home more attractive to buyers, with simple advice on staging, perhaps some renovations or repairs, cleaning and minimizing clutter. The goal here is to prepare your home for those first impressions, making it appealing, clean and clutter-free to maximize your space.
It can be a challenge sometimes but look at your home from a buyer’s perspective. Identify what needs to be cleaned, painted, repaired and or recycled.
Prior to showing your home:
clean each room and minimize the clutter
empty garbage cans and recycling bins
clean any pet areas and put pet in cage or, even better, take them out with you
please refrain from cooking any foods with a strong odors close to the showing time or day of.
smoke outside and away from home if possible.
clear countertops and make sure surfaces are spotless; place your dishes away.
burned out light bulbs should be replaced.
this is optional, but opening all drapes and window blinds brings in the natural light and is recommended.
if possible clean your windows inside and out.
keep laundry floor and area tidy if possible with no laundry left in the washer or dryer or hanging
optional but certainly not required: put on some soft music; turn your fireplace on if appropriate
remove anything you don’t use on a regular basis
clean up bookshelves, entertainment areas and cables, computer desks, cupboards and closets
move personal items out of view or in a safe.
Repair and renovate
It is probably best to only make simple cosmetic improvements and spend as little as possible, such as:
fresh paint or wallpaper
bedding garden/hanging baskets
ensure all appliances and mechanical systems are in working condition
replace any broken windows
check and repair any cracks in plaster, wallpaper, paint or tiles.
repair all leaking/dripping faucets/showerheads
Staging your home
Staging is a technique used to make your home more attractive to potential purchasers. A well staged home can look like a new show home and stand out among ordinary homes for sale. If you want to go all out, you can even rent props such as furniture and lamps from a staging company or hire a professional stager to assist you. Please see Referrals tab
The exterior of your home
The outside appearance of your home is just as important as inside. A home with good curb appeal will attract potential buyers who are just driving by and contribute to a great first impression during showings.
Enhance curb appeal:
keep your garden and lawns maintained
trim hedges, trees and shrubs and plant fresh bedding flowers in your garden beds
check concrete surfaces such as steps, walkways, walls and patios for cracks and signs of damage and repair if necessary
check for peeling paint and refinish if necessary
clean and align gutters
keep your walk clear of leaves and snow
add hanging baskets of pots of herbs and flowers near your entry
4 Handling Offers
Congratulations, you have your first offer. Your sales associate will ensure you feel confident and comfortable about proceeding to negotiate and close the deal. I have the experience to finalize the deal for you in a manner that is as seamless and worry-free as possible.
When a buyer is ready to make an offer I will be able to handle all details of the potential transaction on your behalf. I can take care of the offer: I will review it and if it is appropriate you will be presented with a formal Offer of the Contract of Purchase and Sale to review and consider.
Please see the easy explanation of contract of purchase and sale.
The contract of purchase and sale has these items included
The potential buyer’s name, name of seller, and legal and street addresses of the property
The price that is being offered
A listing of chattels: items in the house included in the purchase price
Financial details: amount of deposit, possible the details of mortgage financing; any conditions, subjects or clauses
Closing date: the date the buyer would like to take possession of the home (usually 30 - 90 days)
Requests to the seller: for example, any current land title or survey
The date when the offer ends, or expiry date (usually 24 - 48 hrs)
What are conditions and subjects
What are conditions or subjects?
Subjects or conditions are conditional terms included in the offer which must be met before the sales contract becomes final. I can explain why it is important to include subjects in the offer.
Some subjects may be: subject to satisfactory home inspection, property appraisal and approval of the buyer’s financing, or other conditions.
As a seller, you may also have subjects or conditions, such as finding a new home by a certain date, etc. I can help make sure that is placed into a counter-offer, if necessary.
How to respond to offers
How to reply to an offer
You can reply or respond to an offer in three ways:
You accept the offer “as is” and the deal is complete. Remember, once you sign, the offer becomes a legally binding contract.
You have the right to adjust or make any changes to the offer. Usually these changes include modifications to price, closing date or conditions. You must then initial all and any of the changes made. I would then send it back to the buyer for review. The buyer may at this point sign the document and accept it, counter your offer, or walk away which concludes the deal.
Reject the offer
You may choose to simply reject the offer, return the deposit, and the sale will not go through.
Understanding multiple offers
A Multiple offer situation
When a market is “booming” supply of homes becomes somewhat limited and the demand from buyers usually becomes strong. When or if this happens sellers may receive several offers or a multiple offer situation. Multiple offers tend to push home prices up and may cause a high-stress environment for the buyer. I will be there to help every step of the way and lead you to the best outcome.
Is the price of the offer fair
Is this the right offer? Or even the right price?
In some cases there are several motivational factors for buyers and for sellers that go beyond fair price. Fair market value is not always the best indicator. I have seen many homes sell for a lot more or for a lot less than what the fair market value is in and around the neighborhood. The most attractive offers tend to have the highest price and the least amount of conditions, such as financial pre-approval, large deposits and attractive closing dates.
Accepting an offer
Whenever changes are made to the terms or conditions of an offer, the other party may accept, reject, or make another counter offer or walk away. Only when one party signs an unconditional acceptance of the other’s offer does it become legally binding.
The subject removal period is typically 7-14 days, But most often 10 days. Both the buyer and the seller must satisfy and remove their subject conditions before the specified date in order for the sale to proceed.
All that's left to do is close.
Withdrawing an offer
It is important to note that the buyer can withdraw an offer right up until the moment before the seller has accepted it by way of email, fax, post or hand delivery. So if the offer is an attractive one to you as the seller, it is essential you act as swiftly as your are comfortable with.
An offer is considered firm when all subjects have been removed by the buyer. The next important step is called completion. Please see the Completion Guide for Sellers.
Once all subjects have been removed, you can consider your home officially SOLD, but you are not done yet! It is now time for you to set up an appointment with a lawyer or notary to finalize the completion and closing of your home. If you don’t have a lawyer or notary, please see my completion guide for sellers or my referrals section.
You will need to start getting ready to move. Have you purchased a new home? Or planned where to go next? If you would like help with finding and purchasing a new home, ask me for assistance with the buying process.
Moving? Please see my moving guide.