Thinking of Selling?
The 6 Steps to Sold
STEP 1
Determine mortgage details
Check Your Mortgage Details
If you have a mortgage, start with a quick conversation with your lender. Knowing what you owe and what your options are will help you avoid surprises later.
Find out what’s left to pay
If you have a mortgage on your property you will need to find out how much you’ll need to pay off when your home sells. Once you figure this out, you will have a better understanding of what you will walk away with.
TIPS
Check for extra costs. There may be a penalty for ending your mortgage early, plus fees to close it out. Ask for an estimate and whether changing your sale date could make a difference. You may find selling sooner or waiting longer could save you thousands of dollars.
Ask if your mortgage can move with you. If you’re buying another home, you may be able to take your current mortgage with you. This is called “porting.” Your lender can explain whether it’s an option and what’s involved.
Plan for your next purchase. Find out what you can comfortably borrow. If you’ll need to pay for your next home before your current one sells, ask about short-term financing to cover the gap.
Keep the details handy. Ask your lender to email you the costs and any important deadlines. We can use that information to help plan the timing of your sale.
STEP 2
Decide on your next step
Planning Your Next Move
Consider the timing
Before bringing your property to market, it’s important to consider the timing of your upcoming move and how the sale of your current home will fit into your plans.
If you’re purchasing another property, you’ll want to understand whether you need to sell your current home first, whether you’re in a position to buy before selling, and how the proceeds from your sale may be used to fund the next purchase.
Your REALTOR® can help you map out the timing of your sale and purchase, identify potential challenges, and create a strategy that gives you enough time to move comfortably between properties.
THINGS TO CONSIDER
Your ideal moving timeline. Consider when you would ideally like to move and whether there are any dates or circumstances that may affect your plans.
Whether you need to sell before you buy. Your mortgage professional can help you understand your financing options and whether purchasing before selling is realistic for you.
How much equity you’ll have available. Understanding your estimated net proceeds can help you determine how much money may be available for your next purchase.
The timing between your sale and purchase. Completion and possession dates can sometimes be coordinated to make the transition easier and reduce the need for temporary accommodation or storage.
Your flexibility. Keeping some flexibility around dates can be helpful when negotiating both your sale and your next purchase.
The goal is to have a clear plan before your property goes to market, so that when an offer arrives, you can evaluate the dates and terms with confidence rather than figuring out your next move under pressure.
STEP 3
Contact your Real Estate Agent
Contact your REALTOR®️
Once you have a clear sense of your mortgage, timing, and plans for your next move, share them with your REALTOR®. That conversation sets the strategy for your sale from the very beginning.
What your agent does first
Before your home goes to market, your REALTOR® will help you establish a pricing strategy, understand your options, and create a clear plan for preparing and launching the listing.
Prepare a Property Pricing Analysis. Your REALTOR® will review recent comparable sales, active competition, and current market conditions to recommend a likely value range and pricing approach.
Establish a listing strategy. Together, you’ll discuss your timing, goals, and preferred outcome. Your REALTOR® will guide you toward a price and strategy that position your property competitively while working to maximize your net proceeds.
Sign a Multiple Listing Contract. This contract is what enables your agent to list your property at the appropriate time. At this time your agent will also verify your identity for FINTRAC and will complete the required agency documents.
Plan the listing preparation. Your REALTOR® will walk through the property with you, identifying worthwhile repairs, maintenance, decluttering, and staging opportunities before photography and launch.
Gather key documents and property information. This may include permits, surveys, lot plans, municipal records, invoices for completed work, warranties, and other helpful historical information.
Arrange photography and marketing media. Your REALTOR® will coordinate professional photography and any other agreed-upon marketing services, while advising you on how to prepare the home for the media date. These services are typically included as part of the listing commission.
Working with a REALTOR®️ FAQS
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It depends on the terms of your listing agreement. In many cases, the REALTOR® is paid only when the property successfully sells. Since commissions are negotiable, fee structures can vary between agents, so it’s important to understand the agreement before signing.
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Please refer to the terms of your listing agreement. In my own practice, there is no cancellation fee if a client needs to end their listing. My sellers remain in control of their property and can cancel at any time.
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If you don’t already have a REALTOR® to assist you, speak with and meet a few before deciding. Choose someone you communicate easily with—an agent who understands your priorities, is responsive, and has the time to give your sale the attention it deserves.
STEP 4
PREPARE FOR LISTING PHOTOS
Preparing Your Home For Photography
As your photography date approaches, take time to prepare each room so your home looks clean, bright, and welcoming in photos and digital marketing.
Setting the Stage for Success
Clear visual clutter. Remove everyday items from countertops, tables, nightstands, and floors. This includes paperwork, chargers, pet supplies, children’s toys, laundry baskets, cleaning products, and excess décor.
Simplify furniture. If a room feels crowded, temporarily remove smaller or unnecessary pieces. Creating open walkways and visible floor space helps rooms photograph larger and more functional.
Edit personal items. Store family photos, personal collections, medication, toiletries, and valuables. The goal is to help buyers imagine themselves in the home while protecting your privacy.
Refresh the kitchen. Clear counters as much as possible and put away dish racks, magnets, calendars, garbage cans, small appliances, and pet bowls. A simple bowl of fruit or a small plant is plenty.
Prepare bathrooms carefully. Remove toiletries, toothbrushes, medications, bath mats, hampers, plungers, and cleaning products. Hang fresh, neutral towels and make sure mirrors, fixtures, and glass surfaces are spotless.
Make bedrooms feel restful. Make beds neatly with simple, coordinated bedding. Clear clothing, shoes, charging cords, and personal items from view. Keep bedside tables minimal and closets tidy if they may be photographed.
Deep clean every visible surface. Vacuum or mop floors, dust furniture and baseboards, clean windows and mirrors, wipe light switches and door handles, and ensure light fixtures are free of dust or dead bugs. Tiny details are wildly visible in professional photography.
Maximize natural light. Open blinds and curtains, clean the inside of windows, and replace burnt-out bulbs. Use matching light temperatures where possible so rooms feel bright and cohesive.
Add a few intentional finishing touches. Fresh towels, simple bedding, a small plant, a bowl of fruit, or a modest floral arrangement can make the home feel polished. Keep décor restrained—the home should feel welcoming, not like it is auditioning for a furniture catalogue.
Don’t forget exterior spaces. Sweep entryways, patios, decks, and balconies; remove seasonal clutter, bins, hoses, and damaged planters; and tidy outdoor furniture. Curb appeal starts in the photos, long before a buyer arrives.
STEP 5
Accommodate Buyer Showings
Buyer Showings
How to help every showing go well
Once your home is listed, the goal is simple: make it easy for buyers to picture themselves living there. A clean, calm, welcoming home gives buyers room to focus on its best features - not the little distractions that can create doubt.
Keep the home show-ready.
Before each showing or open house, do a quick reset: make beds, put dishes away, empty garbage and recycling, wipe kitchen and bathroom counters, and clear floors of shoes, laundry, bags, and everyday clutter. Your home does not need to look unlived-in, but it should feel cared for and easy to maintain.Aim for clean and neutral, not heavily scented.
Fresh air and a genuinely clean home are more effective than strong candles, plug-ins, or air fresheners. Use lightly scented or unscented cleaning products where possible, wash bedding, towels, bath mats, and pet blankets regularly, and open a window briefly before a showing if the weather allows. If there is a smell you are concerned about, an air purifier can be a helpful, subtle solution.Temporarily tuck away pet items.
Buyers may love animals, but visible pet bowls, toys, beds, litter boxes, and leashes can distract from the space. Before a showing, put away what you can and vacuum pet hair from furniture, rugs, bedding, and window ledges. If possible, take pets with you during the appointment.Give buyers privacy to explore.
It is strongly recommended that sellers and tenants leave for all showings and open houses. Buyers are more comfortable opening closets, asking candid questions, and spending time in a home when no one is there. Plan to leave at least 10 minutes before the appointment begins - buyers and their agent often arrive early - and avoid waiting in the driveway or directly across the street.Consider putting indoor cameras away.
It is tempting to listen in, but buyer comments can be blunt, incomplete, and easy to take personally. Cameras may also make people feel watched, which can prevent them from speaking openly or spending time in the home. Let your REALTOR® gather the useful feedback and filter out the noise.Use feedback to your advantage.
Not every agent will provide feedback, but repeated comments are worth paying attention to. If buyers consistently mention a dark room, crowded furniture, a smell, pricing, or a feature that can be improved, we will look at whether there is a practical adjustment to make. The goal is not to react to every opinion - it is to notice patterns and respond strategically.
STEP 6
Offers & Getting it Sold
Negotiating Offers & Getting It Sold
How we evaluate, negotiate, and move your sale forward
When an offer comes in, the focus shifts from preparing your home to making smart, informed decisions. Price matters, but it is only one part of the offer. Together, we will look at the full picture, protect your interests, and choose the path that best supports your goals.
Look beyond the offer price.
A strong offer is not always the highest number on paper. We will review the deposit, subject conditions, dates, inclusions, buyer financing, and any other terms that could affect the certainty and value of the sale. The best offer is the one that makes sense for your situation as a whole.Understand your options before responding.
You may choose to accept an offer, reject it, or make a counteroffer. Before we respond, I will walk you through the advantages and trade-offs of each option so you can make a decision with clarity rather than feeling rushed.Negotiate with a clear strategy.
Negotiation is not about winning every point - it is about reaching terms that protect what matters most to you. Depending on the offer and market conditions, we may negotiate price, dates, subjects, inclusions, deposits, or other details that improve the overall strength of the agreement.Keep communication timely and focused.
Offers often come with deadlines, so we will stay organized and responsive throughout the process. I will communicate with the buyer’s agent, keep you informed as negotiations unfold, and make sure you understand each proposed change before anything is agreed to.Make sure the contract reflects the agreement.
Once terms are settled, I will carefully review the contract to ensure the details are clear and complete. This includes the purchase price, deposits, dates, subjects, included items, and any special conditions that have been negotiated.
The Road to Sold
Once an offer is accepted, your listing will show as pending while the buyer works through any agreed subject conditions. I will keep you updated throughout the process and make sure each key date is handled properly.
The buyer completes their due diligence.
Depending on the offer, this may include financing approval, a home inspection, review of strata documents, insurance, appraisal, or other property-specific investigations. During this period, we will remain available to provide information and respond to reasonable requests.We keep an eye on the subject-removal date.
Until the buyer removes all of their subjects in writing, the sale is not firm. I will track the deadlines closely and keep you informed if the buyer requests an extension, amendment, or additional information.The sale becomes firm.
Once all subjects are removed, the transaction moves toward completion. The buyer’s deposit is delivered according to the terms of the contract, and you can make your moving plans with much more certainty.Your legal professional prepares the transfer.
You will work with a lawyer or notary to sign the transfer documents and provide any information needed to pay out your mortgage. I will coordinate with the buyer’s agent and the legal professionals to help keep everything on track.Completion, possession, and keys.
On completion day, the buyer’s funds are transferred and ownership changes hands. Possession is when the buyer receives the keys - often later that day. Before you leave, make sure the home is clean, all agreed inclusions are left behind, and all personal belongings have been removed.
