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9 Quick Tips on Finding a Great REALTOR®

Diane Buchanan • Jun 13, 2019

So, you want to buy a home. Or maybe you want to sell your home. Either way, working with a real estate professional or REALTOR® is a really good idea. But with all the agents out there competing to earn your business, how do you find the right one? Here is a quick list of tips that should help you narrow down the list of potential suitors. From there, its up to you!

Do Your Research. Hands down, the best advice available is simply do your research. It sounds so basic, but regardless of how many more of these tips you read and follow, if you do your homework and gather as much information about working with a potential REALTOR®, you will lessen the chance of getting a dud while increasing the chance of finding someone who will really work hard for you.

Ask your friends and people you trust. If you know someone who has recently bought or sold a property, ask them who they used. From there, ask about their experience, get them to explain both the positives and negatives, ask how the agent communicated, were they easy to reach, were they responsive. And so on. If you feel comfortable with their recommendation, get the agents name and proceed to google them.

Just Google Them. This is great advice on almost any subject. If you are looking at hiring an agent, you will want to google them first. Don’t simply look at the first few results, take a look a couple pages deep. You will be surprised by what comes up down the line, maybe they have been involved in legal action in the past, these things are good to know and discuss with them if you want to extend an interview to them.

Check Out Online Reviews. A lot of sites like Google, Facebook, Yelp, and various local media publications will have sections where client testimonials are shared. Because these are shared publicly on independent 3rd party sites, they tend to be more reliable than say the testimonial section on an agents website. The more reviews you can find the better, just as you shouldn’t let one rave review sell you, don’t let one bad review deter you. The key here is balance.

Check Out Their Website and Social Media Presence. It’s no longer 2006, a good website that is mobile friendly is necessary. A REALTOR’S® job is to sell your property or find you the best property available on the market before someone else scoops it up. How they communicate online and how they use technology is a window into how well they will be able to represent you in an online world. You want to find an agent who is up to speed and understands how information is shared online.

Check Out Their Credentials.  Have they won any industry awards? Have they won any local awards or people’s choice awards? There is probably a reason for it. Good agents tend to get recognized.

Do they Sell Real Estate Full Time?   In order to be extremely successful at selling real estate, they have to put in the time. It is very hard to do that working part time hours. You will want to find an agent that works full time in real estate so they are available when you need them to be.

Have an interview. After you have spent the time finding an agent that comes highly recommended by friends, and you have done your research, you should have an informal interview to see if you get along with them. If you are looking to buy a property, you might want to meet in a local coffee shop in the area you would like to buy in and ask questions about the area. If you are selling, consider having the agent over to your property and have them provide you with an estimated sales price. You can also discuss their commission structure and the plan they would have to sell your place.

Don’t Feel Any Pressure. Finding a great agent is important, if you feel uncomfortable with someone, chances are other people will as well. Sometimes it works out and you simply “click” with a certain agent, while other times you might have to interview 3 or 4 agents before finding someone you want to work with. Not all agents are created equal, some are better than others, and some are A LOT better than others.

The key to finding a great REALTOR® is to do your research ahead of time. Make sure this is someone you feel comfortable with. This will save you time, heartache and money down the road. The last thing you want to have to do is find another REALTOR® half-way through the process.

Of course if you would like an introduction to a REALTOR® or two that I have worked with in the past and highly recommend, please let me know, I would be happy to pass some names on to you. Contact me anytime!

DIANE BUCHANAN
 Mortgage Broker

LET'S TALK

Fixed-Rate or Variable-Rate Mortgage?

By Diane Buchanan • 24 Apr, 2024
If you're looking to buy a new property, refinance, or renew an existing mortgage, chances are, you're considering either a fixed or variable rate mortgage. Figuring out which one is the best is entirely up to you! So here's some information to help you along the way. Firstly, let's talk about the fixed-rate mortgage as this is most common and most heavily endorsed by the banks. With a fixed-rate mortgage, your interest rate is "fixed" for a certain term, anywhere from 6 months to 10 years, with the typical term being five years. If market rates fluctuate anytime after you sign on the dotted line, your mortgage rate won't change. You're a rock; your rate is set in stone. Typically a fixed-rate mortgage has a higher rate than a variable. Alternatively, a variable rate is not set in stone; instead, it fluctuates with the market. The variable rate is a component (either plus or minus) to the prime rate. So if the prime rate (set by the government and banks) is 2.45% and the current variable rate is Prime minus .45%, your effective rate would be 2%. If three months after you sign your mortgage documents, the prime rate goes up by .25%, your rate would then move to 2.25%. Typically, variable rates come with a five-year term, although some lenders allow you to go with a shorter term. At first glance, the fixed-rate mortgage seems to be the safe bet, while the variable-rate mortgage appears to be the wild card. However, this might not be the case. Here's the problem, what this doesn't account for is the fact that a fixed-rate mortgage and a variable-rate mortgage have two very different ways of calculating the penalty should you need to break your mortgage. If you decide to break your variable rate mortgage, regardless of how much you have left on your term, you will end up owing three months interest, which works out to roughly two to two and a half payments. Easy to calculate and not that bad. With a fixed-rate mortgage, you will pay the greater of either three months interest or what is called an interest rate differential (IRD) penalty. As every lender calculates their IRD penalty differently, and that calculation is based on market fluctuations, the contract rate at the time you signed your mortgage, the discount they provided you at that time, and the remaining time left on your term, there is no way to guess what that penalty will be. However, with that said, if you end up paying an IRD, it won't be pleasant. If you've ever heard horror stories of banks charging outrageous penalties to break a mortgage, this is an interest rate differential. It's not uncommon to see penalties of 10x the amount for a fixed-rate mortgage compared to a variable-rate mortgage or up to 4.5% of the outstanding mortgage balance. So here's a simple comparison. A fixed-rate mortgage has a higher initial payment than a variable-rate mortgage but remains stable throughout your term. The penalty for breaking a fixed-rate mortgage is unpredictable and can be upwards of 4.5% of the outstanding mortgage balance. A variable-rate mortgage has a lower initial payment than a fixed-rate mortgage but fluctuates with prime throughout your term. The penalty for breaking a variable-rate mortgage is predictable at 3 months interest which equals roughly two and a half payments. The goal of any mortgage should be to pay the least amount of money back to the lender. This is called lowering your overall cost of borrowing. While a fixed-rate mortgage provides you with a more stable payment, the variable rate does a better job of accommodating when "life happens." If you’ve got questions, connect anytime. It would be a pleasure to work through the options together.

Understanding the Recent Housing Affordability Measures in Canada

By Diane Buchanan • 18 Apr, 2024
In recent years, housing affordability has become a significant concern for many Canadians, particularly for first-time homebuyers facing soaring prices and strict mortgage qualification criteria. To address these challenges, the Canadian government has introduced several housing affordability measures. In this blog post, we'll examine these measures and their potential implications for homebuyers. Increased Home Buyer's Plan (HBP) Withdrawal Limit Effective April 16, the Home Buyer's Plan (HBP) withdrawal limit will be raised from $35,000 to $60,000. The HBP allows first-time homebuyers to withdraw funds from their Registered Retirement Savings Plan (RRSP) to use towards a down payment on a home. By increasing the withdrawal limit, the government aims to provide young Canadians with more flexibility in saving for their down payments, recognizing the growing challenges of entering the housing market. Extended Repayment Period for HBP Withdrawals In addition to increasing the withdrawal limit, the government has extended the repayment period for HBP withdrawals. Individuals who made withdrawals between January 1, 2022, and December 31, 2025, will now have five years instead of two to begin repayment. This extension provides borrowers with more time to manage their finances and repay the withdrawn amounts, alleviating some of the immediate financial pressures associated with using RRSP funds for a down payment. 30-Year Mortgage Amortizations for Newly Built Homes Starting August 1, 2024, first-time homebuyers purchasing newly built homes will be eligible for 30-year mortgage amortizations. This change extends the maximum mortgage repayment period from 25 years to 30 years, resulting in lower monthly mortgage payments. By offering longer amortization periods, the government aims to increase affordability and assist homebuyers in managing their housing expenses more effectively. Changes to the Canadian Mortgage Charter The government has also introduced changes to the Canadian Mortgage Charter to provide relief to homeowners facing financial challenges. These changes include early mortgage renewal notifications and permanent amortization relief for eligible homeowners. By implementing these measures, the government seeks to support homeowners in maintaining affordable mortgage payments and mitigating the risk of default during times of financial hardship. The recent housing affordability measures announced by the Canadian government are aimed at addressing the challenges faced by homebuyers in today's market. These measures include increasing withdrawal limits, extending repayment periods, and offering longer mortgage amortizations. The goal is to make homeownership more accessible and affordable for Canadians across the country. As these measures come into effect, it's crucial for homebuyers to stay informed about the changes and their implications. Consulting with a mortgage professional can help individuals explore their options and make informed decisions about their housing finances. If you're interested in learning more about these changes and how they may affect you, please don't hesitate to connect with us. We're here to walk you through the process and help you consider all your options and find the one that makes the most sense for you.
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