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Congratulations!
The decision to market your home is an exciting one. The experience should be enjoyable as well as get you the perfect home
with the least amount of hassle. Kahl Realty is devoted to using their expertise to make your transaction successful!
THIS PRESENTATION HAS BEEN
DESIGNED TO HELP YOU SELECT THE RIGHT PEOPLE TO MARKET
YOUR HOME FOR THE RIGHT PRICE, WHILE AT THE SAME TIME
SATISFYING ANY NEEDS YOU MAY HAVE, SO YOUR MOVE IS A
TROUBLE FREE EXPERIENCE.
Choosing the right consulting/Realtor and the right price
may make, or save, you thousands of dollars.
Kahl Realty is a Consulting/Realtor Business-
We would like to have you as clients.
Kahl Realty Phone: 250-391-8484 Fax: 250-478-3350
#107-847 Goldstream Avenue Victoria, BC V9B 2X8
www.kahlrealty.com
Kahl Realty
The difference between ordinary and extraordinary is that little “extra.”
As your consultants it is our job to understand your needs and
respond to them promptly, professionally and with integrity. It is our
pledge “to provide you with sound real estate advice, helping
you to understand the wisdom of the decisions you make.”
By being your Consultants our relationship is built on trust.
Value and service will be provided before, during, and after the
transaction, so that your changing needs are always addressed and
satisfied.
It is not only our business philosophy, but also a commitment to
provide you with exemplary personalized service beyond your
expectations. Our practice is to listen, hear and truly understand your
needs; a quality of business conduct that is sometimes forgotten in
today’s fast pace, highly automated society.
AA LLIITTTTLLEE BBIITT AABBOOUUTT UUSS……
Kahl Realty is devoted to using our expertise and resources to the fullest to make sure that every transaction is “hassle free”.
Lyle Kahl Licensee Lyle has been licensed as a Realtor in Victoria for over 20 years and has listed, sold, leased, consulted and been entrusted with people’s real estate needs from mobile homes to multi million dollar houses and commercial properties. With Lyle’s background as a schoolteacher and as a provincial legislator his consulting and negotiating skills provide you with the security you need in what could possibly be the largest financial decision you will ever make.
Jason Kahl Broker Jason has been licensed since 1993 and has benefited greatly from working with his father. He is well respected in the real estate and local community serving as a director of the Chamber of Commerce, chair of the Commercial Division of the Victoria Real Estate Board, avid Junior Hockey supporter, and managed a local real estate office. He is a consistent award winning salesman who finds satisfaction in a job well done.
Jack (Jaz) Jazloiecki Licensee Jack is just new at Kahl Realty, but he has been in the Real Estate Market for the last 18 years. He is one of our Listing Agents, but is able to help all clients with their Real Estate needs. Jack has taken a few years off, but many of you will recognize him from the local music scene.
Chrissy Webb Licensee Chrissy is also new at Kahl Realty, having just recently received her license. Chrissy has an extensive background in computers and in banking. Having lived most of her life in Victoria she knows most areas very well. Chrissy is an outgoing and friendly person, who is a positive influence around the office.
Simon Sheppard Licensee Simon is our newest realtor, just having passed his exam this month. He has had a vast and varied work experience in the travel business and in automobile sales. He originally comes from England and has traveled the world extensively. Jackie Page Office Assistant Jackie has been working with her father Lyle, and her brother Jason for the past 10 years. Jackie’s main job is helping the Realtor’s manage their clients, doing research, advertising & maintaining the client files. She enjoys the family aspect of being a part of Kahl Realty.
Leena Cumming Receptionist Leena is brand new at our office. She comes to us from Kelowna. Her smiling face and bubbly personality are the first thing you will remember when you come to our office. Leena answers the phone, takes messages and will direct you to whomever you need to see.
Yolande Pfann Conveyancing Secretary Yolande whole-heartedly commits herself to her profession and maintaining a very happy, loving family. Her passion and devotion to Real Estate Conveyancing has enabled her to succeed as an independent entrepreneur and as a bookkeeping business owner.
Kahl Realty’s Results
“Past performance in sales is no guarantee of success, but what else can we go by?”
Steven Westmark
National Real Estate Educator and Top Real Estate Producer
“Just a note to thank you for taking such good care
of the Jones/Sander’s family. You really did an excellent job as I knew you would.”
Mary E.A.
Competing REALTOR® (From Vancouver)
“Just a note in recognition of your excellent work on the recent
sale of #16-930 North Park. We appreciate your professionalism in negotiating the successful conclusion of this sale.”
Ray B.
Manager Competing Real Estate Firm
Kahl Realty Professionals
“We are committed to serving you with the best world class service in the industry. From listing through closing we are committed to working hard for you. To us YOU are number one”
Lyle and Jason are the team leaders, they negotiates contracts, lead in business, and are the masterminds behind all their marketing efforts. Kahl Realty negotiates the terms and conditions of the contract, and works to ensure a smooth closing. With their supreme knowledge of real estate, they bring together the management and salesmanship skills that make the whole real estate experience enjoyable. They work with a staff of experts who help provide superior customer service, ensure client satisfaction, and handle even the smallest of details.
…Ron Kubek - Owner Competing Real Estate Firm
The Kahl’s Are Buyer Specialists: Lyle and Jason are specialists in buying. They have negotiated the sale of hundreds of their
own listings, and can handle any sale form mobile homes to multi-million dollars buildings. They have over thirty years of combined experience to draw from. Every call gets treated with equal importance. They have completed over 1000 deals in the Greater Victoria area.
The Listing Coordinator: Is responsible for ordering and scheduling inspections, open houses, and marketing
functions. They process the listings, administrate the advertising of the properties, input the listings into the Multiple Listing Service computer, and follow-up on all property showings.
The Closing Coordinator: Is responsible for handling all the paperwork on your property once we have an accepted
contract. They see to the details and do all the follow through until your deal has successfully closed and you are comfortable in your new home.
Staff Support: They provide whatever support is necessary to help keep things running smoothly, i.e.
deliver brochures, meet trades persons at their listings, visit vacant listings weekly to make sure they are secure, add new listings to their Internet site and help with the calling of agents for “showing feedback”.
“Kahl Realty’s team of professionals help us provide you with the service you deserve and expect”
Kahl Realty MISSION STATEMENT
NEGOTIATE THE BEST DEAL WHILE
PROVIDING EXCEPTIONAL SERVICE
Benefits
Listing property with Kahl Realty means receiving the following
benefits:
Experience… Integrity… Skill… Effectiveness… Advanced Techniques … Intimate
Knowledge of the Marketplace… Financial Counsel and Assistance.
So, there is something special about selecting Kahl Realty as your
consultants In addition, you should know about the many
beneficial services you will also receive as part of our “Quality
Personalized Service” program.
We have…
REPUTATION… We have one of the best business reputations in
Greater Victoria.
PROFESSIONALISM… We are highly professional and well trained
by career oriented consultants and professionals.
EXPERIENCE… Our personalized service and record of excellence
over the years has established a reputation of trust and fairness that
many of our clients have come to depend upon again and again.
LOCATIONS… Because we live in the area, you can be assured that
Kahl Realty knows your neighborhood and the people in it. Our
team of professionals has loyal buyers in each area who are ready,
willing and able to purchase a home, which may very well be yours.
When your home is listed with us, you come first, because we
selfishly show our buyers our own listings first.
COMPUTERIZED MULTIPLE LISTING SERVICE… This is to give the
seller the widest exposure via computer-terminal technology. In
addition to our staff, your property will be exposed to over 1000
participating board members.
Benefits (continued)
MARKET ANALYSIS… We will determine the realistic value of your
home in two ways:
1. An opinion by our qualified and knowledgeable staff and
colleagues who list, show and sell property in your
neighborhood, and
2. A written compilation and analysis of recent homes sold,
homes presently on the market and those exposed to the
market but not sold during the listing period.
ADVERTISING… We are very competitive in marketing your house
to not only our local industry, but also the readership in areas where
prospects are searching for a new property; our MLS System is on
the internet-world wide.
“Don’t take our word for it...below are excerpts from unsolicited letters we’ve received from our clients.”
….“worked hard, always returning our phone calls promptly and keeping in touch with us daily, honest and straightforward, while keeping his sense of humour. As first time homebuyers we found them very informative and they helped us with the whole process. We believe it was because of their commitment, that we have bought the perfect house for us.”
- Lisa F. ….“ was always willing to help with whatever we requested of, was very professional and thorough in their work and represented us very well with both the selling of our “old” home as well as the purchase of our new one.”
- Curt & Elisabeth J.
“Your professionalism and excellent work are appreciated, and we look forward to future transactions with you.”
- P.F.
Manager/Owner Competing Real Estate Firm
Complete and actual copies of the letters, from which these
excerpts were taken, are available upon request.
OUR GUARANTEE
As your Realtors® we are responsible for one of the largest financial transactions you will ever make. You should use the very best, and they should guarantee their work? After you list your home with us, if you are not completely satisfied that we are doing what we have outlined, just give us a call. If we have not resolved the situation within 24 hours, we will terminate the listing/marketing agreement by written notice. That is our guarantee. We appreciate any suggestions, comments or feedback you may have. We are constantly striving to improve our services, and the services provided by the Kahl Realty. We want YOU to be a customer for life and to share in the experience Kahl Realty’s World Class Service.
YOUR SATISFACTION IS OUR HIGHEST CONCERN. “There is hardly anything in the world that some man cannot make a little worse and sell a little cheaper, and the people who consider only price are that man’s lawful prey.” - John Ruskin
Key Selling Factors
How long does it take to sell a home?
There is no easy answer – some homes sell in a few days, others may take several months.
Recognizing the key factors influencing a sale can give you significant control over market time.
The proper balance of the following factors will expedite your sale:
1. LOCATION…
Location is the single greatest factor affecting value.
Neighborhood desirability is fundamental to a property’s fair market value.
2. COMPETITION…
Buyers compare your property against competing properties.
Buyers interpret value based on available properties.
3. TIMING…
The real estate market may reflect a seller’s market or a buyer’s market.
Market conditions cannot be manipulated; an individually tailored marketing plan
must be developed accordingly.
4. CONDITION…
Property condition affects price and speed of sale.
Optimizing physical appearances and advance preparation for marketing maximizes
value.
5. TERMS…
The more flexible the financing, the broader the market, the quicker the sale and the
higher the price.
Terms structured to meet your objectives are important to successful marketing.
6. PRICE…
If the property is not properly priced, a sale may be delayed or even prevented.
Kahl Realty’s comprehensive market study will assist you in determining the best
possible price.
Which Improvements Add Value To Your Home? What follows are “best estimates” for the most typically consistent remodeling projects we have seen across
the country. Unless otherwise noted, the maximum time between remodeling and re-sale must be five years;
otherwise the “value-added” figures are void. Source: Home Remodeling Magazine
PROJECT
COST
COST
VALUEADDED
COMMENTS
Kitchen Low:
High:
$15,000
$20,000-up
80 to
110% of
costs
Cost includes new cabinets and countertops and re-wiring;
structural changes, relocated plumbing, custom cabinetry, and
top-of-the line appliances.
Bathroom Low:
High:
$7,500
$10,000 80 to
115% of
costs
Cost includes new fixtures and fittings, tile floors and walls,
structural changes, and relocated plumbing. High-end
materials and fixtures raise the cost. Note: adding a second
bath can yield more than 100% resale value.
Room Addition Low:
High:
$30,000
$40,000
50 to
110% of
costs
Depends on type of room; a family room or new master suite
(don’t forget to include cost of bath) will add much more
value to a home than a private office or fourth bedroom.
Converting an attic,
basement or garage to
living space
Low:
High:
$10,000
$15,000-
up
25 to
40% of
costs
Cost assumes no structural changes and no new plumbing;
value added depends on size of house (smaller house, more
value) and type of space created (family room or bedroom,
more value than a game room or exercise area).
Adding a Deck Low:
High:
$5,000
$10,000-
up
40 to
60% of
costs
The warmer the climate, the more value added; size of deck,
complexity of design, and added amenities (spa, trelliswork)
influence cost.
Re-painted exterior Low:
High:
$1,200
$1,500-up
40 to
60% of
costs
Assumes old exterior was worn and repainting was done
immediately prior to putting house on market: a new coat of
paint probably adds the “best profit” to selling an older home.
In-ground swimming
pool
Low:
High:
$20,000 0 to 25%
of costs
Cost assumes an average-size pool (16’ x 32’) in a
rectangular shape; value added depends on desirability
to future owner (banks usually do not include pools in
mortgage appraisals).
Timing is extremely important in the real estate market. The above graph illustrates the importance of placing your property on the market at a realistic price and terms from the very beginning. A property attracts the most excitement and interest from the real estate community and potential buyers when it is first listed; therefore, it has the highest chance of a sale when it is new on the market.
ASKING PRICE PERCENTAGE OF BUYERS
As the triangle graph above illustrates, more buyers purchase their properties at market value than above market value. The percentage increases even further when the price drops below market value. Therefore, if you price your property at market value, you are exposing it to a much greater percentage of prospective buyers and you are increasing your chances for a sale.
1 2 3 4 5 6 7 8
WEEKS to SELLING
ACTIVITY
Selling Price vs. Timing
The Importance of Intelligent Pricing
+ 15% 10%
+ 10% 30%
Market Value 60%
75% -10%
- 15% 90%
Buyers Always Determine Value!
The value of your property is determined by what a BUYER is willing to pay in today’s market based on comparing your property to others SOLD in your area.
COMMON PRICING ERRORS
• You will determine what you WANT for your home.
• Together, we will determine what to LIST for.
• The Buyer will determine what they will PAY.
WHAT YOU PAID
WHAT YOU
NEED
WHAT YOU
WANT
WHAT YOUR
NEIGHBOR SAYS
WHAT
ANOTHER ASSOCIATE
SAYS
COST
TO REBUILD
TODAY
A FEW WORDS ON PRICING Do NOT list with the person who gives you the highest price. Consumer Reports, July 1990, stated...
“Expect the agent to suggest a price range, but don’t let that frame you in. Be aware that some devious agents will, at first, suggest a very handsome price. Then, after they have the listing and the house hasn’t sold, they’ll come back with a pitch to lower the price.”
If you bought IBM stock five years ago and wanted to sell it today, would you call your stockbroker and tell him that you insisted on selling at a 200 percent profit or would you ask him to tell you what the market price is? This is the same principle with Kahl Realty and their market analysis on your home. Kahl Realty prepares a thorough, well-researched computerized market analysis on every listing.
The Kahl Realty Marketing Advantage
PERFORMANCE
“The toughest thing about success is that you’ve got to keep on being a success”
- Irving Berlin Composer, Songwriter
We have marketed and sold hundreds of homes, dozens and dozens of lots, condos, townhouses, mobile homes, apartment buildings, development sights and commercial properties. We focus on our client’s needs and our goal is to exceed their expectations in every transaction. We can serve all of your real estate needs with skill.
KAHL REALTY’S EXCLUSIVE MARKETING SERVICES
BUYER SPECIALISTS: These unique real estate agents are us and our priority is to sell Our listings. Having more signs out than other agents generates many buyer phone calls, as does our extensive advertising -- we are skilled in handling prospect calls
ADVERTISING: We advertise regularly in the local newspapers, Real Estate Victoria magazine, and other various, widely distributed home magazines.
INTERNET: Kahl Realty has a Web Site on the Internet that attracts prospects from all over the nation, as well as locally, wanting information on the Greater Victoria Region, from Sidney to Sooke. Our website ranks in the top 10 of all real estate websites in the Victoria area. The web address is www.kahlrealty.com. MONTHLY REPORTS: In order to provide you regularly scheduled summaries of activity on your property, we have devised a monthly report that includes all advertising dates, total number of showings, and review of all showing “feedback”. CUSTOM BROCHURE: Custom brochures, with color photo or photos are printed for your property. The brochures are available inside your property for showings and open houses. MULTIPLE LISTING SERVICE (MLS): On the next business day following the signing of the listing agreement, your property is put into the computer with an extra full supplement high-lighting your property’s special features -- this will set your property apart from the many others in the multiple listing book. The MLS allows all agents and brokers who are members to find a buyer for your property. CUSTOM FOR SALE SIGN/PROGRAMMABLE LOCKBOX: Many properties are sold from “sign calls.” Kahl Realty has many signs on properties throughout the area with their office phone number. Persons looking for properties in particular neighborhoods call after seeing the sign. Kahl Realty’s phone, which records every message, allowing more effective handling of these buyers, calls. Also, the newly designed programmable lock-boxes afford more security for you and help ensure that the property is never off the market, even if you go to the grocery store for an hour. EXERCISE CONTROL: As strong and competent agents, Kahl Realty ensures that your transaction is handled and negotiated in a professional manner throughout the selling process. They eliminate problems beforehand.
KAHL REALTY’S EXCLUSIVE MARKETING SERVICES
(CONT.)
KEEP YOU INFORMED: You will be called personally with the “feedback” on all showings as we receive the “feedback”. You will know when and where your home is being advertised, copies of the MLS printout for your approval and how many calls we are receiving on our powerful info line. REPRESENTATION: As your agent, we will attend all offer presentations. For your added convenience we are available to meet all trade's persons such as appraisers, contractors, and inspectors at your property. PRE-QUALIFY PROSPECTIVE BUYERS: Kahl Realty makes sure perspective buyers are pre-qualified before showing them your property. OPEN HOUSE: Some properties lend themselves favorably to open houses. Additionally, some areas feature “broker open houses”, where area agents and brokers view homes during certain times and days. Kahl Realty commonly utilizes this marketing tool to attract as many agents as possible to your property. 24-HOUR INFO LINE SERVICE: Kahl Realty info line service provides 24 hour recorded information to potential buyers. With placement of Kahl Realty yard sign on your property, a consumer is invited to call and request specific information on your home. By dialing a 1-800 number with a code interested buyers can get information on your home. This non-intrusive method not only provides immediate information, but also allows the consumer to get in touch with Lyle or Jason directly for additional information. An important feature of the info line paging service is the ability to obtain the phone numbers of all these perspective buyers so that all leads can be followed up effectively and immediately. WE LISTEN: If you have any concerns or question about the marketing or sale of your home, feel free to speak with us about them. Our feeling is, “there is only one bad question and that’s the one you did not ask.” We are always available to you – just call, and remember, “We make house calls”.
Kahl Realty’s Buyer Profile System
Kahl Realty has a unique system to ensure that each buyer will be assisted to find the home they are searching for. Kahl Realty has an inventory of buyers looking for homes that is updated on a daily basis. Each buyer is interviewed to find out what specifications they are looking for in a home. That data is then entered into a unique computer system, which will list the homes matching the Buyers’ specifications. Our listings are automatically first on the list. So, if your home is listed with Kahl Realty, each buyer will see your home first. Buyers are given the features and benefits of those homes that meet their criteria and a buyer specialist will accompany them to view your home. As buyer specialists we will help them through each step of the process. We focus all our efforts on finding a buyer for your home Our system allows the other Realtors to give better service to more buyers and manage their needs more efficiently. Kahl Realty may have as many as 30 buyers within a $100,000 price range.
WE MAY ALREADY HAVE
A BUYER FOR YOUR HOME!
REAL ESTATE MYTHS
MYTH #1: “Discount” brokers can do an adequate job selling real estate. TRUTH: Promotional costs such as photos, brochures, ads, MLS inserting fees, printing, direct mail, directional signs etc., are paid by Kahl Realty. Will the discount broker offer a complete market campaign? Does the discount broker have a staff to personally attend to your specific needs? Do they have the time to guide you through problems that may develop during the closing process? Remember that you only pay commission if and when your property sells successfully. The supply of buyers through your home will be less if marketing is limited, think about it! We usually get what we pay for.
MYTH #2: Kahl Realty sells a lot of real estate; perhaps they are too busy to pay attention to my listing. TRUTH: Just as superior restaurants are busy at dinnertime and superior doctors have a heavy patient load, Lyle and Jason’s success in marketing homes has resulted in their being busy. Like good restaurants and doctors, they have assembled a top-flight team to assist them with the routine details and free them up to devote the time and attention YOU require to sell your property successfully. Lyle and Jason have built their business one satisfied customer at a time. And their goal is for you to be another satisfied client who spreads the word about how well you were served.
MYTH #3: You should select the REALTOR® who says they can get you the highest price. TRUTH: This is the oldest scam in business: Tell the Client what they want to hear and compliment the home to get the listing, then ask for a price reduction 30 days later. Instead, insist on a written, well researched computerized market analysis to determine the realistic amount your home will bear in today’s market and price accordingly. Select your agent based on their credentials, and then decide on price. NEVER SELECT AN AGENT BASED ON THE PRICE ONLY THEY RECOMMEND. MYTH #4: Kahl Realty sells only Commercial Real Estate. TRUTH: The important consideration is whether we can sell real estate or not. A sale is a sale is a sale in real estate. In the past 20 years, 80% of our deals have been residential homes and properties. In the last 20 years we have provided service beyond the normal, we can provide advice for residential clients who may want to invest. This extra knowledge is advantageous to everyone we deal with. We have extensive knowledge in all aspects of residential and commercial real estate. MYTH #5: Property condition is not important to buyers. TRUTH: Wrong! A property in superior condition will sell faster and for more money than a home in average condition with a lower asking price. Many sellers recognize this and repaint and re-carpet their homes in preparation for selling. These Sellers know that homebuyers purchase value and will perceive a clean, fresh home as more appealing than an average, lived-in, forgive-the-mess home.
MYTH #6: Pricing a home for sale is a mysterious process. TRUTH: Your home will sell for whatever the market determines. To determine the range of value, you need to see what similar homes are selling for. Because every home is unique, your home will probably sell for high or low range depending on its condition (See Myth #5, above). Kahl Realty researches the Multiple Listing Service database to collect data to help you decide where to put the price. It is not an easy process, but it’s not mysterious either. Kahl Realty has knowledge and experience from over 1000 real estate deals to draw from, that is what real estate is all about, knowing, so we can get it right for you. Knowing, in real estate means money in the pocket of our clients, not knowing means less money in your pocket.
Kahl Realty
Preparing Your Home for Sale
A few great tips on creating an atmosphere that will charm buyers and make them want to buy your home. Remember that you’ll never get another chance to make a first impression! And first impressions are what counts! Follow these simple tips and create the competitive edge that may help you sell your home more quickly. Drive-up Appeal
Trim trees and shrubs, clean out flower beds and invest in a few flats of seasonal flowers, paint the front door, make sure doorbell is working properly, wash the mailbox, keep the porch swept and get an attractive mat for people to wipe their feet.
Absolute Basics Start by airing out the home. Most people are turned off by even the smallest odor. Odors must
be eliminated; especially those caused by dogs and cats; soiled diapers and/or cigarettes.
If you smoke, try to smoke outside during the listing time, air the house out daily.
Wash all the windows in the home, inside and out.
If it has been over a year since the carpets have been cleaned, now is the time to have them cleaned. Bare floors should also be waxed or polished.
Put bright light bulbs in every socket made for a bulb, buyers like bright and cheery.
Clean out closets, cabinets and drawers. Closets should look like they have enough room to hold additional items. Get everything off the floor and don’t have the shelves piled to the ceiling.
Make sure rooms are not overcrowded with furniture. Select pieces that look best, and store the rest.
Keep the kitchen sparking clean. Make sure all appliances are clean at all times. Straighten cupboards that appear cluttered and keep floors gleaming.
Bath tubs showers and sinks should be freshly caulked. The grout should be clean and in good condition. There should be no leaks in the faucet or traps.
A few more suggestions… If you have limited counter space in the kitchen, keep unnecessary items put away.
Keep children’s toys out of the front yard, sidewalks and front porch.
Clean the ashes out of the fireplace.
Make sure that the pull-down staircase is working correctly. Be sure there is a light in the attic.
The pool needs to be sparkling and free of leaves.
For those willing to go the extra mile… There are some things you can do that will really add flair to your home. If your house is the
least bit dated, changing outdated wallpaper in the entry, kitchen or bathrooms and replacing outdated light fixtures adds an up to date look.
Fresh paint on interior and/or exterior where needed.
New appliances in the kitchen can be an exciting feature that can actually make the difference in a buyer choosing your home over another.
Showing your home… When you leave the house in the morning or during the day, leave it as if you know it is going to
be shown.
Keep a good smell in the house, such as potpourri or simmering pots or candles, but do not leave on while you are at work.
Make sure all the lights are on and window treatments are open.
Turn off the television.
Keep pets out of the way – preferably out of the house. Many people are uncomfortable around some animals and may even be allergic to them.
Leave your premises. Take a short break while your home is being shown. Buyers are intimidated when sellers are present and tend to hurry through the house. Let the buyer be at ease, and let the agents do their job.
Selling your home is no different than preparing your car for sale. Remember when you sold your
first car. Didn’t you wash it, wax it, vacuum the inside, clean the carpet, clean the seats and the
dash, touch up all the little scratch’s, polish the tires and more just to get a few dollars more?
Shouldn’t you do the same for your largest investment, your home?
Now that your home is “ON THE MARKET”…
Our Duties are…
Presentation of Offers
Kahl Realty YOU
Submit all information to Multiple Listing
Service for worldwide access through Internet.
Keep us informed about everything
pertaining to selling your home.
Install signs Complete all repairs and cleaning.
Arrange for office tour by agents. Arrange your home to be appealing.
Prepare marketing information and advertising. Keep home ready for showing, clean
and tidy.
Place marketing data in home for prospective
buyers.
Hide valuables (also prescriptions).
Distribute marketing information. Keep marketing information out for
buyers.
Attempt to give at least 1-hour notice to show. Call us if information is depleted.
Review market continuously. Leave premises for showings.
Follow up with other agents who show home. Call us with any questions.
Communicate with you regularly. Market your home to friends and
acquaintances.
Advise of possible solutions if home has not sold. Keep us advised where to reach you or
give permission to show if you are
unavailable.
Negotiate best contract for your needs. Refuse to discuss terms with buyers or
their agents without us present.
When an offer is received on your home we will do the following:
1. Have the cooperating Broker share their Buyer’s qualifications with us.
2. Present the offer to you personally.
3. Go over every item in the contract with you so that you thoroughly understand what the buyers are offering and what they are asking for.
4. Discuss all offers with you in private.
5. Allow you to ask any questions and clarify everything for you.
Give you as much input as we possibly can regarding:
1. Current market and financial activity concerning your sale.
2. Other sales to date, since we listed the home.
3. Comparison of what is on the market in your area.
Checklist for Presentation of Offers
We use this checklist to protect you when offers are presented on your property:
1. Terms clear and complete.
2. Loan Information
A. Is the anticipated, mortgage realistic?
B. Is there an interest rate – not to exceed %?
C. Is the Buyer to go back through existing lender?
D. Number of days to qualify for and obtain the new mortgage . Is this realistic?
E. Financing contingency to be removed in writing.
3. IMPORTANT – Additional deposit to be increased upon removal of financing contingency.
4. Seller to carry first mortgage:
A. Insurance coverage, naming beneficiary as insured on fire policy.
B. Financial statement and credit report from the Buyer.
C. Down payment sufficient to create secure Loan-to-Value Ratio?
D. Interest Rate .
E. Term – all due and payable in years.
F. Payable $ monthly.
G. Acceleration clause – due on sale clause.
H. Provision for trust account for taxes and insurance.
5. Seller to carry second Mortgage:
A. All of number 4, above;
6. Date of Closing, and Adjustment.
7. Date of Occupancy – is this date workable?
8. If you have Tenants – Who gives notice?
Checklist for Presentation of Offers (continued)
9. Any variation in payment of normal closing costs for Buyer and Seller.
10. Personal property included and/or excluded.
11. INSPECTIONS
A. Time limit.
12. What repairs, if any, are to be made, by whom and with what dollar limitation, if any?
13. Owner’s Disclosure of any deficiency within or affecting the property or structure, which might adversely affect the value, use or enjoyment of the property or structure by Buyer.
14. Signatures by all Buyers named in contract.
15. Sale of Buyer’s Home.
A. Number of days to sell – does it correspond with the closing date – if so change it so that if Buyers don’t sell, Sellers can put the home back on the market.
B. Contingency release clause – 24 hour release clause.
16. Broker acting as principal – disclosure.
17. Multiple Counter offers.
18. Understanding by Buyer and Seller of costs to be incurred, payments to be made and estimated net revenue to be realized from this transaction.
Negotiating the Sale
When purchase contracts are negotiated, you will be kept informed every step of the way.
During the selling process, we will:
Establish and explain guidelines prior to presentation.
Present all offers to you… as quickly as possible.
Review the contract with you.
Keep you up-to-date on current market activity, which may affect the strength of the offer.
Ensure that all parties in all transactions are treated fairly and with honest consideration.
Make certain there is compliance with disclosure laws and ordinances.
Make certain that you understand everything that takes place.
WHEN AN OFFER IS ACCEPTED
Just as your doctor’s expertise is priceless when a problem develops on the operating table and your solicitor’s experience is paramount after a surprise witness is introduced in the courtroom, the true value of the agent you select may not be appreciated until after you have secured a buyer for your home and a problem develops on the way to closing with over 1,000 completed deals we know most problems. Kahl Realty oversees numerous transactions each month and has the experience and expertise to handle even the most complicated situations that can develop while you are under contract. We give advice to mortgage companies, lawyers and inspectors. When an offer is accepted, the closing process begins. The closing period is a crucial part of the selling process. Communication and cooperation between seller, buyer, and Consultant/REALTOR® is key to a successful closing. CLOSING ACTIVITIES MAY INCLUDE: • Management review of contract and all addendums.
• Preparing closing fact sheet to track contingency removal deadlines and specify necessary
disclosures.
• Opening the closing and ordering the preliminary title search.
• Coordinating appraisal and building inspections.
• Verifying that the buyer’s loan application has been submitted to lender.
• Counseling seller on any issues that arise subsequent to original negotiation of offer.
• Attending appraisal and supplying appraiser with list of comparable’s to support sale price.
• Confirming contingency removals and making sure that pertinent documents are signed off and
in office file.
• Contacting lender to check regularly for potential problems and delays in funding.
• Supplying lawyer with closing instructions.
• Confirming that buyer has arranged property fire and casualty insurance coverage in the amount of the new loan. • Arranging final walk-through with buyer and buyer’s agent.
• Arranging key transfer with seller and buyer’s agent.
• Arranging delivery of seller’s cheque if applicable.
Checklist for Moving Before you move…
Post Office
Charge Accounts, Credit Cards
Subscriptions: Notice requires several weeks.
GIVE ADDRESS CHANGE TO:
Friends and Relatives
BANK Transfer funds, arrange cheque cashing in new city.
INSURANCE Notify company of new location for coverage’s;
Life, Health, Fire and Automobile insurance.
Gas, Light, Water, Telephone, Oil UTILITY COMPANIES
Get refunds on any deposits made.
MEDICAL, DENTAL, PRESCRIPTION
HISTORIES
Ask Doctor and dentist for referrals.
Transfer needed prescriptions, eyeglasses,
X-rays.
Obtain birth records, medical records, etc.
DON’T FORGET TO: Empty freezer
Checklist for Moving (cont.)
ON MOVING DAY: Carry enough cash or traveler’s cheques
to cover cost of moving services and
expenses until you make banking
connections in the new city.
Carry jewelry and documents yourself, or
use insured mail.
Plan for transporting pets; they are poor
traveling companions if unhappy.
Double check closets drawers and shelves
to be sure they are empty.
Leave all old keys needed by new tenant
or owner with Consultant/REALTOR®
or neighbor.
Check on service of telephone, gas,
electricity, oil and water.
Check pilot light on stove, water heater,
incinerator and furnace.
Have new address recorded on driver’s
license.
Register children in school.
AT YOUR NEW ADDRESS:
Arrange for medical services: Doctor,
Dentist, and others.
Kahl Realty
Outsells the Competition In Good and Bad markets!
OUR PLEDGE OF SERVICE
Going far beyond the call of duty, doing more than others expect...
This is what excellence is all about. It comes from striving to
Maintain the highest standards, looking after the smallest details,
and going the extra mile.
Excellence means doing your very best in everything, in every way.
In Summary….
LISTING YOUR HOME FOR SALE AND PROVIDING QUALIFIED
PURCHASERS THE CORRECT INFORMATION INVOLVES
SPECIALIZED WORK, WORK WE AT KAHL REALTY HAVE DONE
OVER A THOUSAND TIMES – NEVER AN UNRESOLVED
PROBLEM.
The following are some of the many tasks we perform:
• View your home and write all pertinent information accurately with measurements and proper descriptions of materials used in construction.
• Check with local municipal authorities on zoning, bylaws, and community plan
interpretations.
• Search the title in Land Registry and obtain all pertinent documents for easements, rights of way and any other legal notations.
• Contact your mortgage company (with your permission) to obtain all mortgage
information such as outstanding balances, portability, assumability, and possible penalties.
• Contact local inspection jurisdiction to ascertain year of construction of your home
any permits so there are no surprises at closing.
• Represent you for building inspections.
• Represent you for building appraisals.
• Correspond and coordinate lawyers and notaries at closing.
• Keep you on track so selling your home will satisfy your needs while at the same time making your move a trouble free experience.
THANK YOU FOR YOUR TIME. PLEASE CALL IF YOU HAVE ANY QUESTIONS.
(250) 391-8484
Ways to Contact Us
Call the office at (250) 391-8484 and tell the receptionist you would like to speak to Lyle, Jason or Jacquie Page our administrative assistant. If we
are not in, they will page us with a detailed message.
Phone: 250-391-8484
Fax: 250-478-3350
Lyle’s email: [email protected]
Jason’s email: [email protected]
Office email: [email protected]
Web: www.kahlrealty.com
Address: #107-847 Goldstream Avenue Victoria, BC V9B 2X8
SSEERRVVIICCEE PPRROOVVIIDDEERRSS
Following is a list of Service Providers. These are vendors that we have that have been recommended to us by satisfied customers, as they have provided excellent service at reasonable prices. You may want to consult the telephone directory or other professional office for information. We accept no responsibility.
LISTED IN ALPHABETICAL ORDER
INSPECTORS:
1. Fairview Building Inspections Michael Knight 888-0080
2. HomePro Building Inspections
Ed Jones 383-2077
MORTGAGE COMPANIES:
1. Canada’s Best Mortgage Bill Ranger 391-7678
2. HLC Mortgages Karie Seiss 213-5480
4. U-Select Barry Waddell 391-2933
LAWYERS AND NOTARIES:
1. George Easdon 386-3544
2. Brock Emberton 474-2274
3. Law Society 1-800-903-5300
WHETHER YOU FIND A HOME BY…
SEEING AN AD IN THE PAPER
OR
DRIVING BY A “FOR SALE” SIGN
OR
VISITING AN OPEN HOUSE
OR
HEARING ABOUT A HOME FOR SALE
PLEASE CALL US
Kahl Realty Can Sell Any Of Them To You - Call Us First!
391-8484
Lyle or Jason
…..and thank you for the opportunity to work with you
