Robin Primeau

Property Inspections

Robin Primeau — Tue, 08 May 2012 13:48:00 GMT

Choosing just the right home is a decision of the heart. Buying a home may be the biggest financial decision you will ever make. Before you commit your heart and your finances, a home inspection will point out structural or component defects and necessary...(read more)

For Sale By Owner - Or SOLD!

Robin Primeau — Mon, 09 Apr 2012 17:56:00 GMT

Selling a home yourself is stressful, time-consuming and costly. Trying to save the commission may be more expensive than you'd imagined. Having your home listed on the MLS® system will get you the best price - trying to sell it yourself will...(read more)

BULLYING - INSTALLMENT 2

Robin Primeau — Fri, 02 Mar 2012 14:20:00 GMT

Here's another installment in the dangers and repercussions of bullying. The effects of bullying can be immediate and long-term. Victims often experience the following short-term effects of bullying. Psychological Issues Are Common Effects of Bullying...(read more)

HOME, SMART HOME

Robin Primeau — Fri, 02 Mar 2012 14:18:00 GMT

Home automation systems, or smart house technologies, are becoming popular additions to our homes to improve safety, expand usability and make life easier for people of all abilities. However, these technologies give people with physical, sensory and...(read more)

BULLYING - IS YOUR KID IN DANGER?

Robin Primeau — Sat, 04 Feb 2012 15:54:00 GMT

We are all seeing an increase in bullying in our schools. I am shocked at the number of incidents in ELEMENTARY schools - these are little kids and they're either being bullied or are the bullies. Whichever side they're on, it's time for parents and teachers to take a stand to help BOTH grow into confident, responsible, caring adults...and BULLYING is not the way to do this:

So, for the next while, I'm going to run articles and help on bullying. I'll include links to sites that will help you understand and deal with this social injustice. Please join the fight against bullying - a child will thank you.

Are You Being Bullied?

Hey, kids - nobody likes to be picked on. If YOU are being bullied, what can you do?

Speak up against bullying. Say something like, “stop it.”
Walk away. Act like you do not care, even if you really do.
Tell an adult you trust. They may have ideas about what you can do.
Stick together. Staying with a group might help.

Things to remember...

You are not alone.
It is not your fault. Nobody should be bullied!
Talk to someone you trust.
Do not hurt yourself.
Do not bully back. Do not bully anyone else.
Do not let the bully win. Keep doing what you love to do

Here are some helpful links for you and your folks to check out:

http://www.stopbullying.gov
http://www.volunteerguide.org
http://certificationmap.com/how-to-prevent-bullying-in-school-four-tips-for-teachers/

The Truth of the Matter

Robin Primeau — Sat, 28 Jan 2012 21:55:00 GMT

Okay, so this is going to be a vent, not a "blog". Here's the story. A REALTOR® friend of mine worked diligently to help her young buyers find a home. They became engaged and she celebrated with them. She even liked their dog!!

After much searching, the young couple found the Perfect House!! Great! My friend, the REALTOR®, agreed to meet the young couple on a Monday evening to write an offer on the Perfect House. But...on Sunday morning, after she'd been to church, she received a voice message from the young gentleman asking her to give him a call. When she called the young gentleman, he advised her that, after all her hard work and diligence - and even though they had an appointment set up for the Monday evening, he was going to work with another REALTOR®. "Why?" you may ask. Actually, so did she. Well!! The answer was simple: the young gentleman's father told him to use this other agent because this other agent MIGHT bring more business to their company so he would be a better person to "cultivate."

Now, here's the Truth of the Matter! First of all, my friend, the REALTOR®, was partly to blame. She should have asked her buyers to sign a Buyer/Brokerage Agreement before she started working with them. This document protects trusting REALTORS® against just such occurences while it guarantees that REALTORS® work for their buyer client and protect their client's interests. Next, the young gentleman was partly to blame. He works on commission, just like the REALTOR®, so should have realized that only a successfully-closed transaction leads to a pay cheque which, in turn, leads to groceries on the table and a roof over his head. Thirdly, the father was partly to blame. He should definitely not have interfered in the agency relationship that was forged between my friend, the REALTOR®, and his son. Being in business himself, he should know when a service provider is working hard and following the rules and taking care of her client's needs and interests.

The only person who was not at fault was the "other " REALTOR®. "Why?" you may ask. The truth of the matter is that this other agent did not solicit the young gentleman's business away from my friend. The father, being full of business, saw an opportunity and took it...and took the income from my friend, the REALTOR® and her family.

The truth of the matter is that most REALTORS® are like my friend. Because they are honest and ethical, they trust others to be honest and ethical, too. The truth of the matter is that most buyers ARE honest and ethical. However, people who are dishonest in their own business dealings see no reason to behave otherwise with a REALTOR® or other service provider.

Please!! When you decide to buy or sell a home, find an honest, ethical REALTOR® and give her your loyalty along with your wish list. You'll have a hard-working friend for life!

CLOSING COST GUIDELINE

Robin Primeau — Thu, 05 Jan 2012 15:15:00 GMT

ASSUME:				5%	10%	15%	20%
		1. Purchase Price		200,000.00	200,000.00	200,000.00	200,000.00
		2. Downpayment		10,000.00	20,000.00	30,000.00	40,000.00

MORTGAGE AMOUNT:				190,000.00	180,000.00	170,000.00	160,000.00

IMMEDIATE COSTS:			Deposit (Generally 48 hours after offer accepted)	1,000.00	1,000.00	1,000.00	1,000.00
			Property Inspection (HST applicable)	375.00	325.00	375.00	375.00
			Water Tests (if applicable)	103.00	0.00	103.00	103.00
TOTAL IMMEDIATE COSTS				1,478.00	1,325.00	1,478.00	1,478.00

CLOSING COSTS:
	Deed Transfer Tax (Municipal)(Purchase Price x 1.5%)			3,000.00	3,000.00	3,000.00	3,000.00
	Appraisal Fee (if applicable) ($150 - $300)			150.00	150.00	150.00	150.00
	Mortgage Application Fee ( if applicable)			150.00	150.00	150.00	150.00
	Taxes (for 2 months) Approximate!!!			384.00	384.00	384.00	384.00
	Oil (700 litres) ( estimated at $1.21/l - if applicable)			847.00	847.00	847.00	847.00
	Survey Certificate (if applicable)or Title Insurance (if applicable)			200.00	200.00	200.00	200.00
	Registration of Deed & Mortgage			83.25	83.50	83.25	83.25
	Legal Fees			950.00	900.00	950.00	950.00
	Legal Disbursements			150.00	150.00	150.00	150.00
	SUBTOTAL			5,914.25	5,864.50	5,914.25	5,914.25
	HST on Immediate and Closing Costs			871.58	364.72	871.58	871.58
TOTAL CLOSING COSTS				6,785.83	6,229.22	6,785.83	6,785.83

TOTAL COSTS TO PURCHASE YOUR HOME				18,263.83	27,554.22	38,263.83	48,263.83

Harmonizing Your Home!

Robin Primeau — Thu, 29 Dec 2011 13:23:00 GMT

Interior decorators tell us that color harmony brings rooms to life. When marketing and selling homes, we find that neutral colors work best because they tend to match the largest percentage of buyers’ ideals and furnishings. Whether you’re selling your home or just sprucing up and redecorating, fresh paint can change the entire appearance of your home.

Light colors tend to reflect light, giving the room an illusion of being larger. Dark colors tend to make the room appear smaller or close in around the person viewing the room. One reason to paint ceilings white is to give the illusion of the ceiling being at a greater distance.

In contrast to neutral colors, bold choices may induce a strong reaction from visitors. Color choices are very subjective, and therefore any bold choice of colors may stimulate a very positive or very negative reaction depending on the individual. Neutral colors have a wider appeal, and white or off-white tends to make people think the room is clean and fresh.

Trim molding, chair rail, crown molding, pillars and other architectural details can either be highlighted or blended into the background with color choices. If he molding is painted the same color as the walls, it will tend to blend into the background. If these same details are painted a contrasting or accenting color, they will stand out against the walls and may frame other details of the room. For example, a contrasting color on the trim around windows accents the window and draws the viewer’s eye to the window.

To make a room really pop, you may use one of three major color harmonizing techniques used by interior decorating experts.

1. The first harmonizing technique is to use a complementary color scheme. The key is to use opposite colors from the color wheel. The contrast can be very dramatic. Examples of contrasting colors include black and white, red and green, and blue and orange.

2. The second harmonizing technique is to use two or three colors from the same color family. For neutral rooms, bright white, ceiling white, and eggshell are all from the same color family.

3. The third harmonizing technique is to use a monochromatic color scheme by varying intensities of the same color.

Several software packages, such as Color Wheel Expert by Abitom Software, can assist a home owner with selecting contrasting or complementary colors

SETTING THE RIGHT PRICE!

Robin Primeau — Wed, 23 Nov 2011 14:02:00 GMT

Do you know the true value of a market analysis prepared by an experienced REALTOR®?

This report details current market conditions including buyer activity; and closely examines the

pricing of recent sales of homes similar in size, features and location to your own.

Well priced homes attract everyone’s attention…both local REALTORS® who are fully aware of

current market values and their prospective buyers. Purchasers will usually limit their search to

properties priced within a reasonable range of what they are prepared to pay.

Overpriced homes help sell competing homes that are “Market Priced.” Market-priced homes

generate more interest in the first several weeks of listing, which can produce more buyers and

potentially more offers.

Well-priced homes don’t stay on the market long. This limits the time required to keep the home in

“show” condition and saves on family interruptions. Properly priced properties encourage

reasonable offers, pleasant negotiations and smooth closings.

Overpricing your property could cost you in terms of money, disappointment, time lost and missed

opportunities.

IT’S YOUR MOVE!

Let Them Recommend - NOT Demand

Robin Primeau — Fri, 04 Nov 2011 17:17:00 GMT

I just heard a tragic story about a lady - here in HRM - whose banker told her she HAD to use a particular REALTOR® and a particular lawyer or she wouldn't get a mortgage! Talk about red flags going up...

First of all - NO banker, REALTOR® or other professional (and I use the term loosely, in this case) has the right to tell a client she HAS to use a particular professional. They do NOT have the right to withhold something (such as a mortgage) for which one qualifies without just cause. Choosing your own team is not just cause.

When you, as a buyer or seller, are looking for people to help you with a real estate transaction, be very careful of this. If a professional tells you something that you are really uncomfortable with - GET ANOTHER PROFESSIONAL. Please don't fall into the traps that this poor lady did.

Then came her closing day. She should have been happy - elated, in fact. She was buying a home for her family - looking forward to moving in and settling before Christmastime. What happened, today, was this: She met her REALTOR® to do the preclose inspection. A preclose inspection allows the buyer to see that everything that should be in the house is in the house and that everything that should be gone, is. Everything is out of the home and the buyer gets to see the place in its uncluttered entirety. To her chagrin, she found that the sellers had used furniture placement to disguise seriously damaged parts of the carpet. Now that the furniture was gone, she got a really good look at the home. Huge holes and serious staining will make it necessary for this lady to replace the flooring almost immediately. Her REALTOR® told her there was nothing she could do. When this lady spoke to her friend, the friend advised her to have her lawyer withhold an amount to replace the carpets. Well..the lawyer - who was also "recommended" by the bank person - told her she would get almost nothing from the sellers toward the replacement and that, if she didn't close, the sellers could sue her.

Problem is - they could...but only if she absolutely refused to close at all. This lady only wanted some sort of satisfaction for the hidden damages. The lawyer and agent convinced her that she was at fault, that she had to close and that she had no recourse.

I don't know how this will turn out. I'm assuming the poor lady will follow through with this home purchase and have to "settle" when, in reality, her agent should have done his due diligence and inspected things like carpets. A homebuyer is often naive and not sure of what to look for. The agent is obligated to protect the buyer's interests "as if they are his own."

For the love of all things sacred, be aware, be wary and be warned. If you don't like what your banker or lawyer or REALTOR® is saying, if you think it's morally or ethically wrong - drop him now!! Talk to your friends and colleagues. Get recommendations to professionals who have earned their trust and respect. These are the professionals who are dedicated to the honest performance of their duties to you, the client. These are the professionals you need to find and use. It's your move - make sure it's a happy one.

PROCESS FOR BUYING A HOME IN NOVA SCOTIA

Robin Primeau — Fri, 21 Oct 2011 14:59:00 GMT

I thought you’d like to see the process, step-by-step:

Find the property you want to buy.   Your REALTOR® will help you find a suitable property and set up all viewings, etc.
Write an Offer to Purchase. This is done with your real estate agent, who will explain each term and condition to you. Once the negotiating is complete, the Offer to Purchase becomes a firm and binding legal Agreement of Purchase and Sale.
Pay a deposit. The deposit is usually $1,000 CDN and is a sign of good faith and intent to complete the transaction. This can be in the form of cash, cheque drawn on a Canadian bank or cashier’s cheque. The deposit is held IN TRUST by the listing brokerage until the transaction closes or something occurs which prevents completion.
Prove conditions. The conditions typically are:
Financing.                    You will require a letter from your bank or mortgage broker confirming that you have the funds and/or mortgage to purchase the home. If you will live in Nova Scotia, you may require information proving that you have had a bank account in your former location for at least three months. Your downpayment may be 25% - 30% of purchase price. This is determined by the bank with which you make mortgage application. It is always a good idea to talk to banks about their policies on the required downpayment.
Insurance.                     You will require a letter from your insurance company confirming that they are willing to underwrite the property you will be buying.
Property Inspection.       You will need to retain a qualified Home Inspector who will do a visual inspection of the property and confirm that it is in good condition or point out issues that will need to be addressed either with the seller or as maintenance in the near future. The cost of this is $350 CDN plus HST and will be paid immediately.
Water Test:                   If you’re buying a property which gets its water supply from a well rather than municipal services, you will need to take water tests and have them assessed by the Department of the Environment. Your realtor will have the proper equipment to take the tests. This is a cost that must be paid immediately. Prices vary depending on the type of tests you require. A bank or financial institution requires successful water tests in order to approve a mortgage.
Vendor’s responsibilities:            The vendor will supply heating costs, power costs, tax amounts, any Restrictive Covenants that go with the land, a copy of the Survey Certificate and a Property Condition Disclosure Statement (P.C.D.S) all for your review and approval. The P.C.D.S. is a form that gives the owner’s opinion of various aspects of the home’s condition while he or she lived there. It covers such items as electrical, plumbing, structure (roof, foundation), heating, etc.
Find a lawyer and meet with her to determine the legalities. There are several things the lawyer will require from you. You will also discuss the implications of being a “foreign” property owner. You should make sure you have adequate identification with you. Also, she will need you to sign documents and pay the Closing Costs. Please be sure to find out, beforehand, what these will be. Your lawyer will prepare all deed transfers and will deal with the sellers’ lawyer to ensure that everything is completed as required and your interests are protected. You cannot use the same lawyer as the seller is using. This creates a conflict of interest should an issue arise.
On Closing Day (or the day before), you will do a preclose inspection of the property to ensure that it is in the same condition as when you viewed it prior to writing the offer. Once you notify your lawyer that everything is fine, he transfers the funds to the sellers’ lawyer and receives keys to the property. Then you move in!!

What a dedicated REALTOR® does for her clients:

Robin Primeau — Thu, 13 Oct 2011 22:21:00 GMT

There are two kinds of real estate agent: The one who is only concerned with self-promotion and the REALTOR®. The REALTOR® is dedicated to serving her clients, to providing all the information they require to make informed purchasing or selling decisions. She will do everything possible to ensure that there are no surprises, that all their needs are met and that they are apprised of anything that may be relevant to the transaction.

In the pamphlet "Working With A REALTOR®," a Client Relationship outlines the legalities of the relationship between you, the principal, and the agent who represents you. Brokerages are LEGALLY OBLIGATED to promote your interests as if they were their own. To quote the pamphlet: "Your REALTOR® has the following duties: To protect and promote your negotiating position at all times, and disclose all known facts which may affect or influence your decision (undivided loyalty)

Undivided Loyalty: What a comment! This means that your REALTOR® owes you her protection, her expertise and her knowledge - nothing less. When you choose a real estate agent, be sure you are choosing one who follows this guideline, a true REALTOR®. You will be glad you did.

Worst House - Best Neighbourhood

Robin Primeau — Tue, 31 May 2011 11:24:00 GMT

I read somewhere this week that the best option for someone starting out - and who doesn't mind some sweat-equity - is to buy the WORST house in the BEST neighbourhood he or she can afford. This makes beautiful sense. First of all, every penny you put into the home will increase its value. Next, the neighbours will be so glad to see someone fixing up that property, they'll probably invite you to dinner. Then - when the market increases and the prices of neighbouring homes go up, yours will automatically follow suit. Not only will you enjoy the fruits of your labour, but you will build equity much more quickly than if you'd bought a lovely, move-in ready home.

HOWEVER - if you are not handy or do not have the time or interest in renovating a 'fixer-upper', please don't buy one!! You will be so frustrated, the house will devalue and the neighbours will never invite you to a barbecue.

Before you buy a home, be sure you know what you want and what you can or are willing to do to make it yours. Talk to your REALTOR ®, who knows area and market values. She will be able to help you decide whether your fixer-upper will grow in value. Then, she'll help you with the buying process. BEST OF LUCK AND HAPPY HOME-BUYING!

Five Fears That Home Buyers Have

Robin Primeau — Fri, 20 May 2011 13:42:00 GMT

Home buyers have fears that sometimes prevent them from buying. And rightfully so, as buying a home is usually the largest purchase a person ever makes.

A Loss in Property Value
Homes can decline in value. Neighborhoods can gradually decline, newly-built homes can make older neighborhoods less attractive, or an unpleasant development (prison, landfill, highway, etc.) could be built nearby. But you can take precautions, like buying in a low-crime area where the homes are well-kept, primarily owner-occupied and with high-quality schools nearby. You can buy in an area where there are multiple sources of employment, so if one business shuts down or leaves, the entire town doesn't have to move to find work. And you can contact the city to ask about future development plans in the area you want to buy.

Overwhelming Maintenance Costs
All homes have upkeep costs, and many homes have very large maintenance bills. If you become a homeowner, you won't be able to avoid these costs. However, there are numerous things you can do to mitigate and prepare for them:

- Buy a home that has been well-maintained.
- Buy a home that has recently had major components upgraded or replaced (e.g., new roof, new water heater, new plumbing, new electrical)
- Buy a new home (though new homes sometimes have undiscovered defects).
- Regularly maintain your home to prevent small problems from becoming major repairs.
To avoid buying a money pit, you should also have a home inspection before you buy.

Buyer's Remorse
Are you concerned about buying the wrong house? Maybe it's because you don't know what you want. Fortunately, you can solve that problem. Make a wish list that includes features your home must have, as well as features that you'd like it to have but aren't necessary. Look at many houses to see what's available in your price range. If you find a home you think you want to buy, sleep on your decision before making an offer. And don't exceed your budget, as you will quickly regret buying any house that strains your finances. Also, don't be afraid to walk away from a house - new homes are always coming on the market.

Being Unable To Afford Your Mortgage Payment
Many people wonder how they will afford their mortgage. They also might see that the mortgage payment required to afford a home in their area exceeds what they currently pay in rent.

Before you take on a mortgage, set up a budget so you know what your existing expenses are and how much money you take home every month. Also, think about new expenses that will come with home ownership, like water bills. Although your mortgage provider can tell you what they will "give" you, you know more about your finances than anyone else. You MUST be comfortable with the payments. You can also try making "fake" mortgage payments for a few months and see how it affects your finances. If a mortgage would cost double what you currently pay in rent, make an extra "rent" payment every month into your savings account. Can you still live comfortably with this extra payment?

Tricky Mortgages
If you feel that you are not financially sophisticated enough to manage a mortgage, there are two simple remedies to this problem:

First, start educating yourself about how mortgages work, and don't buy a home until you understand what you're getting into. Your mortgage provider should have patience until he or she is sure you know what you need to know.

Second, if you're still uncertain, get a 15- or 30-year fixed-rate mortgage. These mortgages have withstood the test of time and are the most basic and most foolproof mortgages available.

The Bottom Line
Buying a home will likely be the largest purchase of your life, so you're justified to be hesitant. But millions of people, many of them less intelligent than you, have taken the plunge and are successful homeowners. Do your research, make the necessary preparations, and feel confident in purchasing your first home.

(Thanks to Lola Gentile, ScotiaBank)

The Truth About Vermiculite Insulation

Robin Primeau — Mon, 09 May 2011 11:07:00 GMT

(From Health Canada)

Products made from vermiculite ore produced by the Libby Mine were not widely used after the mid-1980's and have not been on the market in Canada since 1990. Not all vermiculite produced before 1990 contains amphibole asbestos fibres. However, to be safe and in the absence of evidence to the contrary, it is reasonable to assume that if your building has older vermiculite-based insulation, it may contain some amphibole asbestos.

Some vermiculite insulation may contain amphibole asbestos fibres. These products can cause health risks if disturbed during maintenance, renovation or demolition. However, there is currently no evidence of risk to your health if the insulation is sealed behind wallboards and floorboards, isolated in an attic, or otherwise kept from exposure to the interior environment.

The best way to minimize your risk of amphibole asbestos exposure is to avoid disturbing vermiculite-based insulation in any way. If vermiculite-based insulation is contained and not exposed to the home or interior environment, it poses very little risk.