From the monthly archives:

February 2008

How long will it take me to sell my Brampton home, and the importance of pricing it right.

February 29, 2008 · 0 comments

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No one can deny that the economic woes and real estate troubles in the U.S. have us worried about any ripple effect up here in Canada. But market reports have shown that the Canadian housing market continues to push forward with little signs of slowing down. Here in Brampton the real estate market is still very active and lively, and with a strong spring market anticipated, it’s still a great time to sell your home if you’re considering putting in on the market for sale.

In my article about how the Brampton real estate market fared in December 2007, stats showed that on average it took 40 days for a home in Brampton to sell. Bear in mind that this stat reflects the slowest month of the year! So if you’re wondering how fast your house is going to sell, keep this number in mind.

However, what will help sell your home faster than any hot market, fantastic real estate agent, or aggressive marketing campaign is simply your asking price. Make no mistake – your selling price is absolutely the most important key to selling your home. Some sellers subscribe to the school of thought that listing your home for a higher price gives more room for negotiation. This may be true, but what does it matter if no one is coming to see your house?

Keep in mind that when buyers and buyer agents search for homes on MLS, they are searching within a certain price range. If your house is worth $295,000 and you’re pricing it at $315,000, you will miss the boat. If someone is searching for a house between a price range of $250,000 – $300,000, your house will NOT show up. Instead, you’ll be showing up in the next tier of search results where comparable listings will be bigger and look better than yours for the same price. How will you compete?

Pricing a house right will get you great initial activity. Over pricing your house will have it sit on the market for too long, and have buyers wondering if something is wrong with your house. Remember, you or your agent can’t really determine what your house is worth. The market will determine what your house is worth. Pricing your house at fair market value will get more interested buyers and an offer that much quicker.

Your real estate agent can give you comparable sales in your neighbourhood and your city to help you better determine the ideal selling price for your home. I suggest you use these resources, because buyers are looking at the same numbers!

With a fair asking price, lower interest rates, a fast-paced real estate market in Brampton, and the spring approaching, you will sell your home quickly!

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Should I buy a brand new home or a resale home in Brampton?

February 28, 2008 · 0 comments

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This question comes up all the time when I’m dealing with buyers, and there isn’t a definite answer that I can give to an individual. The best I can do is highlight the pros, the cons, and other issues that a buyer should be aware of when considering buying a brand new home from the builder or buying a resale home. It really all boils down to your personal needs.

If you live in Brampton, you’re fortunate because the Brampton real estate market is unique in that it offers a myriad of new subdivisions in the north end of the city, but also features a huge selection of older homes in the downtown core that still retain the characteristics of those classic older homes. Let’s take a look at some key points that you should keep in mind when looking for a home.

Resale Home

  • The GST is already included in the price!
  • Often situated in well-established neighbourhoods with their own unique personalities
  • Usually surrounded by bigger trees, taller bushes, and more mature lawns
  • Easier to detect flaws during home inspections because the house has been lived in and used
  • Older homes tend be known for their solid construction
  • Everything in the neighbourhood is already established – no surprise developments
  • Purchasing price is more negotiable
  • You don’t have to pay full value for new renovations or upgrades

Brand New Homes

  • You pay GST upon purchase
  • Very sparse lawns and trees in the beginning, and you may have to endure noise, dust, and construction for the first while
  • Flaws in new homes are not evident right away and may take a number of years to be discovered
  • Will require little to no renovations and are usually energy efficient that could save you money in the long run
  • Additional expenses such as appliances, driveway, fencing, landscaping
  • Closing costs for new homes are typically higher
  • Purchasing a new home is like buying from a book – you don’t really know what it looks like until it’s built
  • You pay full value for any upgrades or renovations that you add to the house
  • Prices set by the builder have very little room for negotiation

Again, it really comes down to a preference and to a personal need. Some people simply enjoy buying things that are brand new, while others may be content with moving into a resale home that’s ready to be occupied. If you still have questions, speak to your real estate agent and visit new homes sale offices and see what may be best for you. Best of luck!

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How to stage your home for $100, $500, and $5000.

February 26, 2008 · 1 comment

Home staging has become a hot topic in the last few years, especially with the popularity of home flipping shows.  Whether it’s a short-live trend still remains to be seen.  However, there’s no argument that properly staging your home can indeed help you sell your home faster and for a higher price.  With the Brampton real estate market so competitive, it takes a lot of preparation and planning not only have your house stand out among the other listings in your neighbourhood, but also to get it sold fast and for full value.

I’ve included some videos below that deal strictly with home staging.  It’s a 3 part series called Setting The Stage that gives you some ideas on how to stage your home for as little as $100 or for as much as $5000.  Remember, making that first impression to any potential buyer is critical.  The moment they step into your house, they’ve already got a sense of whether they like your home or not.  If you can stage your home for a minimal investment and get that money back from a higher sale price, why not do it?

Enjoy the videos.


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  • tina
    i am looking at getting into the staging business. i saw the video and they were great. thanks Barb for the ideas and things to consider. tina

If you just bought a brand new home in Brampton, read this!

February 25, 2008 · 19 comments

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Are you a new homeowner in Brampton. Have you recently purchased a new home from a builder and either have just moved in or are about to move in? You may have a lot of questions on your mind about your new home, but fear not… here are some common questions you may be thinking about, and their answers!

What will my new address be?

Contact the Municipal Addressing Clerk in the Building Division at 905-874-2434.

Who can I talk to about Lot Grading?

Contact Development Construction at 905-874-2500.

When will my lot be sodded?

In accordance with the subdivision agreement, the developer shall ensure that the builder completes the sodding of each lot shown on the plan no later that 6 months after the date of occupancy of the dwelling unit on that lot. Dwelling units to be occupied between November 1 and June 15 of the following year, shall be complete by June 30th following such occupancy.

Who should I speak to if there are going to be utility boxes on my lot?

Homeowner should contact Hydro One Brampton for location of the utility boxes.

When can I install a fence in my rear and side yards with my neighbours?

Homeowners should not install fencing until the Development Services inspector has had the opportunity to properly inspect and certify the lot. Once the lot has been inspected and the builder has completed all deficiencies, the homeowner can install the fence. Homeowners should check their agreements for any conditions with reference to fencing.

When will my driveway or grading deposit be returned to me? Who has my grading deposit?

The City of Brampton holds letters of credit from the developer to ensure that all works are completed in accordance with City standards and specifications. The City does not hold grading or driveway deposits from the homeowners or the builders. The homeowner should check the purchase agreement to see who has the grading deposit and when it will be returned.

Is there a survey of my property?

Contact Technical Services Division within the Planning, Design, and Development Department at 905-874-2058 or 905-874-2059

Is my subdivision assumed?

Contact the Law Department at 905-874-2675.

When will the sidewalk and curb be installed on my street? Can I widen my driveway?

The developer will install curb and sidewalk usually no later than 6 months after occupancy. Should the 6 months after occupancy fall into the winter months, then the work will be completed as soon as the appropriate weather returns. City inspectors try to ensure that all sidewalk and curb construction is completed within the specified time. It is possible to widen your driveway in some cases. Prior to doing any work you must submit a drawing indicating the work you intend to do to the Construction Division of Development Services. This drawing will be circulated to other departments for review. Once all criteria are met then the work may commence.

I live in a new subdivision and all I have is a lot number. Who can I talk to about getting my address?

Contact the Municipal Addressing Clerk in the Building Division at 905-874-2434.

Can I have the City install a gate in my fence that abuts a park or valleyland area?

The City requires developers of new communities to install chain link fences on private property abutting tableland Neighbourhood and Community parks. Typically, gates are installed in these fences to facilitate access and encourage park use. For older parks, or where there has been no gate installed, the City has no objection to residents installing gates at their expense. No permit is required.

The City also requires that developers install a chain link fences on private property abutting municipally owned or conservation authority owned natural areas (woodlots, valleylands). To limit encroachment and to encourage natural ecological functions of such areas gates are NOT permitted in these locations. Residents installing gates in such areas or found encroaching, will be asked to remedy the infraction or charged for such remediation work if it needs to be done by City forces.

I would like to speak with someone about fencing in our subdivision.

Contact the Community Design, Parks Planning and Development Division, Open Space Design and Construction within the Planning, Design, and Development Department at 905-874-2081.

Do I require a permit to build a fence on my property?

No. Check with Zoning Services to confirm by-law restrictions.

Does the City provide surveyors to confirm boundaries for fencing?

No. The owner is responsible for retaining an Ontario Land Surveyor to confirm boundaries.

How do I get a refund of my grading deposit?

Lot grading deposits are held by the builder and are generally returned to the purchaser after the lot grading has been approved by the City. Contact the Development Construction Section to confirm that the lot grading has been approved and contact the builder for return of the deposit.

What school will my child be attending?

Contact the Public School Board at 905-890-1099 or the Dufferin Peel Roman Catholic District Separate School Board at 905-890-1221

Is there going to be a new recreation centre or arena in my area?

Contact Parks and Recreation at 905-874-2300.

Is there a school being built near me?

Contact the Public School Board at 905-890-1099 or the Dufferin Peel Roman Catholic District Separate School Board at 905-890-1221

What is the purpose of the square drain located on the street known as a catchbasin?

The purpose of a catchbasin is to collect rainwater during rainstorms. Disposing of any other substance into the catchbasin is illegal since this water ends up in our creeks and rivers and will harm the fish.

Who is responsible for the cleaning of rearlot catchbasins in a residential subdivision?

Once the subdivision has been assumed, the responsibility of cleaning and maintaining the rearlot catchbasin belongs to the owner of the property. Any maintenance prior to assumption is the responsibility of the developer.

Who can I speak to about street trees and other streetscape matters?

Contact the Community Design, Parks Planning and Development Division – Open Space Design and Construction within the Planning, Design, and Development Department at 905-874-2334 to speak with a Landscape Architect

Who is responsible for cleaning the roads?

The City instructs all developers and builders in new or existing subdivisions that once any of the houses have been occupied the streets must be cleaned. In the warmer months the roads are to be flushed as required and in the winter months they are to be scraped down daily. Dust control during construction must be maintained constantly.

The City Of Brampton has a wonderful FAQ page that contains a wealth of information pertaining to many topics. I highly recommend you check it out if you have a moment. In the meantime, stay tuned for my next article about home staging!

Have a great day.

{ 19 comments }

This post has 19 comments
  • erika
    Anyone wanting to buy a home should not take the opinions of others on a website. I'm sorry but there negative reviews of all the home builders. People don't usually post positive ones. My husband and I bought a Conservatory Group Home. So far, we have not been delayed and are closing on March 19th. Everyone we have dealt with has been ok and the Decor Centre was amazing. They were very helpful and did not try to shove anything down our throats. Anyone who buys a new home knows that upgrades cost an arm and a leg. This is not just common to this builder. My parents just downgraded to a condo with Greenpark and the decor centre was beyond horrible. At least the conservatory is making this part of the purchasing an enjoyable one with their award winning decor centre. Their standard options of so plentiful that in many cases, you don't even need to upgrade. I also pray that our house will be structurally fine and as far as the odds and ends that may and will come up..my husband and I will make sure that anything covered by Tarion WILL get fixed. In the end, people should keep negative comments in perspective and do what is best for them. As for the financing..yes, you are paying but you are also saving a crap load of money on interest. Also, the price of our conservatory group home has gone up over 25 thousand in 4 months.

  • Nikki
    has anyone bought with the conservatory group with their zero % INTEREST FREE DEAL FOR 3 YEARS

How much will it cost to renovate my kitchen?

February 24, 2008 · 4 comments

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If you are looking for the best bang for your renovation dollar, kitchens and bathrooms are still considered to be the projects with the highest potential to add or maintain value in a home.

If you are considering selling your home in the near future, talk to a REALTOR® for tips on how to make your home more appealing and “saleable.” You may find that a new kitchen is not in your best interests and a fresh coat of paint and some minor repairs are all that’s needed. Because renovating a kitchen can be one of the more expensive projects a homeowner will undertake, you’ll want to consider the length of time you expect to stay in your house.

According to the Appraisal Institute of Canada, if you are remodelling your kitchen as a face-lift prior to selling it, it’s recommended that you spend no more than 10-15% of the cost of your house. If you are going to remain in your house for more than five years, you can spend 25% or more – and in most cases you will recoup the cost of the renovation when you sell.

How much will it cost?
Kitchen renovations can cost you anywhere from $2,000 to $3,000 for a cosmetic facelift with no new cabinets, plumbing or electrical changes. Look to spend at least $10,000 if you choose new low-end cabinetry, counters, appliances, flooring, paint, and some minor structural changes. However, the sky’s the limit when it comes to a new kitchen and you can expect to pay $20,000 and up for high quality cabinets, custom work and many upgrades.

Keeping costs down
There are ways to cut costs when updating your kitchen without sacrificing quality.  Regardless of what you do budget, don’t skimp on design, appliances, or labor. These are the basis for a functional kitchen and you should get the best you can afford. To keep costs to a minimum, use stock cabinets instead of custom work, laminates instead of solids, and hang on to your current appliances, if you can. Also try to keep your existing plumbing and electrical and don’t make structural changes to the room.  Planning ahead in detail will also save you money. Any changes or corrections halfway through the process will be expensive.

Tips for low cost kitchen makeovers
If your budget is tight and smaller projects are what you’re aiming for, here are a few ideas:

Resurface or repaint old cupboards
Paint is inexpensive and can transform wooden cupboards in a matter of hours. Try a new painting technique, or a textured look, or a zesty combination of colours. You can also resurface old cupboards with wood laminate, or one of the new, non-traditional plastic-based materials that resist chipping, denting and staining. Formica counter tops, for example, provide the look and feel of expensive solid surfacing at about half the cost.

Use more glass
Replace a few cabinets with glass ones. Glass and mirrors in a room add the illusion of more space, as well as glamour — especially if you add interior lights to your new cupboards.

Change your hardware
Simply adding new cabinet and drawer handles can change the look of a kitchen! With the many choices in colour, size and style of drawer knobs and handles, there’s no limit to what you can achieve.

Floor and wall facelifts
Paint, wallpaper and flooring in a variety of textures, styles, colours and patterns can easily spice up a bland kitchen. Stencil a border around a window, below a ceiling, or between the cupboards and the counter tops and you can change the mood overnight.

Be innovative
A good kitchen should not only look great, but stand up to daily wear and tear. It should function well and enable people to move freely between it and related areas of the house.

If you plan to completely remodel the kitchen, be honest about your ability. You may want to leave this important job in the hands of an expert who can do the work quickly and professionally. A kitchen designer/contractor can suggest unique ideas and come up with creative solutions to particular problems. Finally, be sure to get at least two bids on the work you plan to do and compare these carefully.

This article was provided by the Ontario Real Estate Association. Many thanks to OREA!

{ 4 comments }

This post has 4 comments
  • mandan@09
    too much money it takes

  • Kitchen Designs
    Great Post....Renovating a kitchen is a big undertaking and one that requires careful planning. If you’re thinking about redoing your kitchen, these ideas offer some important things to consider before you go ahead with your renovating plans.

How did the Brampton real estate market do in December 2007?

February 23, 2008 · 0 comments

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I will be adding a new market watch feature to the Brampton Real Estate Blog that will provide you specific real estate statistics for Brampton in a given month. This will give both real estate agents as well as buyers and sellers a resource to gauge the direction and strength of real estate in our city. I’ll be providing sales volumes as well as price ranges for both homes and condos, so check back often for the latest updates on the Brampton real estate market!

December 2007

In December of 2007, Brampton had 1357 active listings on the market, 483 of which were new. There were 377 recorded sales in this month. Here is the break down according to areas in Brampton.

W23 (Any area in Brampton west of Highway 410)

Overall
Average sale price: $298,680
Median sale price: $291,000
Average number of days it took to sell a property: 39 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 132
Average sale price: $333,112
Median sale price: $325,000
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 44
Average sale price: $274,673
Median sale price: $281,000
Average % of listing price a property sold for: 97% of asking price

Condo Apartment
Number of properties sold: 5
Average sale price: $234,300
Median sale price: $175,500
Average % of listing price a property sold for: 97% of asking price

Condo Townhouse
Number of properties sold: 25
Average sale price: $215,856
Median sale price: $222,000
Average % of listing price a property sold for: 98% of asking price

Attached/Row/Townhouse
Number of properties sold: 27
Average sale price: $258,085
Median sale price: $266,000
Average % of listing price a property sold for: 97% of asking price

W24 (Any area in Brampton east of Highway 410)

Overall
Average sale price: $321,400
Median sale price: $302,000
Average number of days it took to sell a property: 41 days
Average % of listing price a property sold for: 97% of asking price

Detached Homes
Number of properties sold: 80
Average sale price: $382,488
Median sale price: $373,000
Average % of listing price a property sold for: 97% of asking price

Semi-Detached Homes
Number of properties sold: 32
Average sale price: $286,884
Median sale price: $288,500
Average % of listing price a property sold for: 98% of asking price

Condo Apartment
Number of properties sold: 15
Average sale price: $160,000
Median sale price: $155,000
Average % of listing price a property sold for: 96% of asking price

Condo Townhouse
Number of properties sold: 9
Average sale price: $203,226
Median sale price: $198,500
Average % of listing price a property sold for: 98% of asking price

Attached/Row/Townhouse
Number of properties sold: 7
Average sale price: $286,529
Median sale price: $293,000
Average % of listing price a property sold for: 99% of asking price

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How much can I rent out my Brampton home for?

February 21, 2008 · 0 comments

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Do you have a home or condo in Brampton that you’re considering putting up for rental but are unsure of what to charge for rent? Are you a tenant looking to rent a home or condo in Brampton and want to know how much rent is in certain neighbourhoods?

There is a quick and easy way to check online how much rent is in your location. Simply plug in your rent and your location and this rentometer will show you on a scale where your rent is in relation to the median in your area. You will also see a property map with all the other rentals it used for comparison. All you have to do is go to the Rentometer!

A great resource to check to see if you’re charging too little as a landlord, or paying too much as a tenant!

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Hardwood floors and more! How much will it cost me?

February 19, 2008 · 4 comments

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If you own real estate in Brampton, you know the market is fast-paced and ever changing. In order to keep up with the demands of buyers, lot of sellers are looking to tear out their outdated carpets and replace them with new flooring. How much will this flooring set you back, and what choices are available to you?

Read on to find out your options and what it will cost you!

Ceramic Tiles
The great thing about ceramic tiles is that they are extremely easy to clean and come in a huge selection of colours, styles and sizes. This makes coordinating super easy. What you will need to bear in mind is that not all ceramic tiles are made the same, so you’ll have to do your research beforehand. High traffic areas may need more resistant tiles, and there is always the danger of cracking or chipping. Budget for $5 – $20 per square foot.

Porcelain Tiles
These tiles are stronger than ceramic tiles and give you that stone look. You’ll also find that they come in all sorts of colours and styles. Porcelain tiles will cost you $6 – $14 per square foot.

Natural Stone
If you’re thinking about slate, marble, limestone, or sandstone, you’re looking at natural stones. Travertine is becoming very popular these days, and you’ll be seeing more of it in higher end houses that are being flipped. Natural stones will contain imperfections and they will need to be sealed regularly. Expect to pay $10 – $30 per square foot.

Hardwood
Hardwood floors still remain very popular with homeowners, especially oak and maple. Hardwood is very inviting and is a safe choice if you plan on renovating and selling, as it has wide appeal. These floors will remain durable if properly sealed every few years. Hardwood will cost you $6 – $15 per square foot.

Laminate
This type of flooring comes in lots of styles and colours, and can be made to look like wood, stone, and ceramic. Laminate flooring is great because it resists stains and scratches quite easily. It’s also easy to assemble and with proper care, can last at least 20 years. Just be careful not to use laminate flooring in wet or damp areas, as it can warp over time. Laminate flooring will cost you $4 – $10 per square foot.

Remember that these prices are only a general guide, and that it’s important to shop around thoroughly first. If you’re looking for a renovation project that will immediately be noticed and give your home a boost in value, consider flooring! Not only is it trendy to get rid of that old carpet, it’s also easier for those who have allergies.

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  • hardwood repair oregon
    i desperately want to have floorings like that!

  • engineered hardwood floors
    that picture really looks very nice!

Things to know about snow removal in Brampton, and what’s closed on Family Day?

February 16, 2008

Snow removal in the city of Brampton is becoming a big topic as the winter of 2007-2008 has pummeled the Greater Toronto Area with snow. And with forecasts predicting lots more snow this winter, here are some other things you may need to know about snow removal. In my article about when to [...]

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What are the popular kitchen counters these days and how much will it cost me?

February 14, 2008

In my last article, I touched upon the good sense of upgrading your kitchen to maximize the value of your home. The kitchen serves as the centre of the house, so investing money into the kitchen is a great way to make those dollars work for you. If you’ve ever had the chance [...]

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I want to renovate my home! How much return will I get on my investment?

February 13, 2008

It seems that nowadays everyone wants to upgrade their home. With the recent advent of home flipping shows and renovating TV specials, homeowners are looking to add some value to their homes by investing a little money and a little labour. It also helps that Brampton has two brand new Lowes stores in [...]

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How much will it cost me to hire someone to renovate?

February 12, 2008

With the Brampton real estate market forging ahead with the rest of the strong Canadian real estate market, you may be considering hiring some outside help for some common house tasks. Whether you’ve just bought a home and are looking to make some changes, or you’re considering selling your home and want to touch [...]

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I want to make an offer – what are the important parts I should know?

February 11, 2008

Searching through all the available real estate looking for that perfect home in Brampton can be both a nervous and exciting time. But when you finally find that perfect home for your family, the next step in buying that home will be in making an offer on the house. The offer is essentially [...]

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What is a home inspection and what will it do for me?

February 9, 2008

So you’ve just found the perfect home for your family, and the sellers have agreed to accept your offer for purchase. Now they’re waiting on you to arrange a home inspection, but you have no idea who to contact and why. What now?!?
Well, if you’ve never bought a home before, the idea of [...]

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