More Updates: Recent Project

I was thinking today that I'm overdue with an update on my project in the Junction Triangle, so I thought I would do one today. The last update saw a lot of visible change and this one won't as much as a lot of "behind the scenes" work is being done, the kind you hear people talking about on HGTV and wondering where all their money was spent as it's "not visible". Well, here it is and let me take you through it to have a better understanding.


The house had knob and tube wiring and that's a big no no for home insurance companies and with buyers, so the whole house had to be rewired. Here you are looking at the new electrical wires running through the house, this is one of those jobs I was mentioning above. Once the new dry wall goes up you can no longer see the amount of time, work and money it takes to rewire the whole house! All you're left with is new receptacles and light switches, which doesn't seem like a lot of work or money, but believe me on this one.
  
Before...                                                                  Now...

All the walls are officially down and all heating vents that were in the way have been moved. Seems so much bigger with the walls gone, can't wait to decorate (I know, I'm getting ahead of myself here).

Before...Back entrance/stairs to the basement

Now...back entrance/stairs to the basement

In this back area of the house, I had a big decision to make, leave the entrance to the basement here (works well if you intended to use as basement apartment) or close it off and relocate the entrance to the basement to make it more conducive to a single family residence. Well, I figured first off, that the type of buyer that will be buying this home in this area, will be a couple or young family who will not want a tenant in the basement so this space will be pretty useless and ugly. So I decided to have new cedar stairs put it, leading from the kitchen to this area and close off the entrance to the basement and lay a floor, as pictured above (only sub floor pictured). This back area will not only be the entrance from the backyard but will also act as a mud room/storage area, where the new owners can store their jackets, shoes, etc. Once I'm done with this room, you will be shocked with the remarkable difference.
***Key note here about basement apartments...before closing off a separate entrance to a basement apartment, think about the area you live in and what kind of buyers will most likely buy your house in the future. For example, in the Corso Italia neighbourhood, people LOVE their basement apartments and therefore I would never close it off***

I know you're asking, how am I going to get to my basement? Well here is the answer:

Underneath the main stairs...where it should be. Highly recommend that if the entrance to your basement doesn't continue underneath your main staircase then you should relocate it, if you can, especially for a single family residence.

That's all I got for now, the basement has been gutted too, but I wasn't going to take my chances on that ladder to snap pictures....oh well, next time!

Meet Roxie!!!!

 As I honour Harley's memory and all the good times we had, I wanted to introduce my new furry assistance, Roxie a.k.a Coco Puffs. I received her as a Christmas present and it was the best one I got this year. Roxie is now 3 months old and she's an all black miniature schnauzer, which by the way is the 12th smartest dog in the world. Full grown she will be approximately 15-20 lbs, same size as Harley, if not a touch bigger. Roxie has definitely made this whole transition easier for me and I just love her to bits! So I want all of you to welcome her to the RealtyqueenTO/Realty Royalty team.

Here's Roxie:



When we first brought her home....she's so small!!!






Bedazzled doggie

My little black fur ball

My sleeping princess

She's so well behaved.....when she's sleeping!

Isn't she the cutest thing you've ever seen?

Have a great weekend!

Cool Homes: Birdview Residence

This week's feature is really cool and includes some genius architecture. This 10,000 sq ft home located in Malibu California, was remodeled by architect Douglas W. Burdge and boosts incredible views of the Pacific. It is not uncommon to see gray whales during their migration from this home, how cool is that? The house and guest house sit on a 1.1 acre lot with a swimming pool and spa and features 7 bedrooms and 8 washrooms. I'm absolutely in love with all the floor to ceiling windows and the amazing views from each room. The home is currently on the market for $27 million, anyone interested?

Now I know you're all dying to see it, so here it is!

What do you think?

A huge shout out to Mark Mclean for spotting this architectural beauty.
***Images via The Platform***

Send Me A Referral & Win A TV!!!

I'm very excited to announce something new I will be trying this year for my real estate business. As you all know referrals are the lifeline to my business and a great form of flattery. As an acknowledgement to their critical role in my success, I will be giving away a 32 inch LCD TV.  That's right, you read it right, free TV!!!! If all goes well, I will try to do a draw each month.

Here's how it works:

• If you know someone who is thinking of buying or selling real estate in the Toronto area, pass their name and contact information to me (make sure to inform them I will be calling)
• For each referral, you'll receive one entry into a draw, entry is not contingent on an actual purchase or sale, so it's that easy!
• I will provide your referral with my knowledge and professional service to help them achieve their real estate goals
• Receive additional entries by tweeting and facebooking about the referral you gave me
• The grand prize will be drawn at the end of February 2012 using random.org and announced on my blog
• The winner will receive a 32 inch LCD TV by a reputable brand like Samsung, LG, Toshiba, etc

So everyone get your thinking caps on and start sending me your referrals because remember, I'm never too busy for your referrals.

Thank you all for your continued support and I look forward to helping your family and friends with all their real estate needs.

***Image via Engadget***
***TV pictured here is not necessarily the model or brand that will be given away***

5 Renos That Pay Off

I recently came across this article from CNN Money talking about 5 renovations that pay off the most. Being a realtor and also a renovator myself, I would have to say I disagree with some of their points and also surprised that some important items did not even make the list. On the bright side, it inspired me to do my own version, based on my experience and knowledge, of the 5 renovations that pay off most when selling your home.

First off, I'm going to list the 5 renovations that were mentioned in the article and then I will list 5 of my own (in no particular order):

1. New entry door (steel) Really...steel? I love wood doors, especially old ones, so much charm and character and they can be fixed up
2. Garage door....again, really? No one really cares about a new garage door as long as the old one works, garages in downtown Toronto are usually located in a laneway anyhow
3. Minor kitchen remodel, what constitutes minor? With a kitchen, you need to go all the way or don't bother at all
4. Deck addition, I do agree on this point, but it needs to be expanded on further
5. New siding (vinyl), too expensive, try washing and repainting it first

Here are my 5:

1. Kitchen, this one is an important one! Majority of people spend most of their time in the kitchen, cooking and entertaining guests, therefore the kitchen matters....a lot! Also since the whole HGTV effect has rubbed off on new buyers, make sure to have some pretty, shiny, high tech, stainless steel appliances, don't go cheap here. Nothing worse then showing a house with a beautiful new kitchen renovation and seeing white appliances, yuck! Regarding cabinets, sleek, modern designs with chunky stainless steel handles are a sure win, Ikea has some great, designer styles for cheap and the quality is not so bad either, despite of what you may think. Lasty some sort of stone countertop, granite, corian, lot's of options to choose from
2. Bathrooms, this one is pretty important too! There are definitely a lot of old, dingy, outdated bathrooms in downtown Toronto and they are usually pretty small with coloured tubs and sinks, therefore a renovation will make a big impression here. Since they are small spaces, you can put some cool features and it won't cost you an arm and leg. Also buyers want something spa-like in their bathrooms, somewhere they can come home after work and forget all their troubles. The HGTV effect also plays a role here and people want updated, sleek toilets and soaker tubs with glass enclosures
3. Backyards, this one expands on the deck addition above. I'm always talking about how buyers are looking for a backyard oasis, somewhere they can forget about the city and have BBQ's on warm summer nights with friends. So a nicely landscaped backyard with an impressionable, private deck and new fence goes a long way here. The more popular materials to use is either synthetic carefree materials or cedar.
4. Front yards, this one is as equally important as backyards. The front yard is all about curb appeal, (which I always talk about) and what kind of impression your home gives to potential buyers. A lot of buyers love to drive around on sunny Sunday afternoons and look for, for sale signs in the neighbourhoods they want to live in, therefore your home has to stand out from the rest and make a lasting impression. The key point here is to entice potential buyers to want to see more. The front porch and garden are the key points to address.
5. Open concept main floors are love at first sight. Again the HGTV effect comes into play here. People want to open their front door and be wowed! An open concept main floor with a beautiful kitchen does the trick.

Ok, so I realize these are all costly renovations when compared to CNN's list, but I strongly believe these are the important ones. So if you do have the money, then spend it wisely on the 5 things I listed here or even one or two, I promise you will fetch a higher price for your home in the end. Like I keep mentioning, the HGTV effect has left a lasting impression on buyers, people watch all these shows on HGTV and see shiny and new and they want it for themselves so your home has to deliver.

 If you don't have thousands of dollars to spend, but still want to do something to spruce up your home, here are some inexpensive tips and tricks to help you on your way:

1. Declutter...need I say more?
2. Clean everything outside the home. I think we already established that curb appeal is of high importance, therefore having a dirty exterior or messy yard is not going by this rule. Powerwash the exterior of your home including sidewalks, driveways, patios, etc
3. Tend to your garden. Make sure all weeds are cut and the grass is cut. Remember you're trying to create a backyard oasis. Also some fresh mulch is a nice finishing touch.
4. Make simple repairs. These don't require much effort or money. Fix sticky or squeak doors, replace any doors off tracks, make sure things are hung straight, etc
5. Last but not least, clean your house! Hiring a professional cleaner to do a thorough once over of your home and then it's just a matter of upkeep for the showings. Make sure your home is pristine when you leave every morning for work, as a showing can be scheduled last minute and during the day.

My last piece of advice is paint. I wasn't sure which list to include this one as it can be done inexpensively on your own or professionally at a cost. You can gather all your friends and family together and have a painting party or forgo that experience and hire a painter. Either way, make sure to choose non intrusive colours, like neutrals or greys, so that it appeals to the masses. Everyone has their own personal preference on colours and you shouldn't impose your own taste on potential buyers as they may not like it. Remember, most people don't have an imagination to picture things differently from what they are, so your job is to help them along in this process.

I hope this has inspired you to do something with your home and I would love to hear your suggestions!
***Images via Nanaimo Real Estate Blog, Canadian Home Builder's Association***

Monthly Newsletter: January

As 2011 progressed and the demand for houses never abated, we knew we were experiencing an above average year for real estate activity in Toronto. We were right!

The 4,718 homes sold in December brought the total sales in 2011 to 89,347, the second-best year in Toronto's history. Prices continued to rise in 2011 and ended the year at an average $465,412, an 8% increase over 2010's $431,267.

The boundaries of the Toronto Real Estate Board are made up of many smaller communities. Here are some average prices of a few of them:

Toronto West	$474,270	Aurora	$527,065
Toronto Central	$566,589	Markham	$548,989
Toronto East	$392,768	Ajax	$347,075
Vaughan	$567,258	Whitby	$341,819
Richmond Hill	$601,855	King City	$792,591

Even these smaller communities cover vast areas with varying prices and unique neighborhoods. City of Toronto Central covers an area from the Lake in the south to Steeles Ave in the north. That’s why it’s critical to deal with a full time agent who knows your particular neighborhood, like myself, who lives and works in Toronto West.

2011 also marked a new high of listings to sales ratios, as 89,347 of the 146,937 listed homes sold (61%). The list price to sale price remained high at 99% and the average home took 26 days to sell.

 There are many predictions about the economy and real estate prices in 2012. TREB’s forecast for 2012 is for an average price of $485,000, a 4% price growth. These predictions remind me of the weather forecasts, as often wrong as right. Here are the facts as I see them:

• The economy is strong
• Immigration continues at record levels
• The cost of housing is affordable due to low interest rates
• Builders are building smaller units to keep prices down and encourage sales
• Rental rates are similar to the cost of home ownership
• The "boomers" little kids are almost all grown up. Members of Generation Y - a.k.a the "millennials" or "echo boomers" born from 1977-1994 - numbered around 9.2 million in Canada in 2011. They are ready to buy!

These factors will continue to keep the real estate market active and prices will continue to rise. How much? Only the weatherman knows for sure!

What we do know for sure, is right now inventory still remains low and there are plenty of hungry buyers looking to buy before the spring market gets into full gear. Therefore if you're thinking of listing your home or condo, now is the best time to do it, before the March madness comes. So make sure to give me a call to see what your options are.

I leave you with a video from TREB summarizing some key points for the end of 2011 and outlook for 2012:

Have a super 2012, and remember, I am never too busy for your referrals!

Your friend in real estate,

Happy New Year!!!!!!

Happy 2012 everyone, I hope your new years night was filled with lots of great memories that you will cherish forever. My goal for this year is to take this blog and the RealtyqueenTO brand to the next level (once I figure out what that is I will let you know), as well as RealtyRoyalty. Be good and kind to the ones that love me dearly and be successful and prosperous on the house project I'm currently working on and find another one in a timely manner to get my hands dirty!

So Happy New Year to everyone and all the best in 2012!!!!

Let me know your goals for 2012

PS. I will be back to blogging next week
***Image via Curious Sofa***