WEEK 01
Walkthrough and the honest number
I walk every room, pull comparable sales, and give you a range with the evidence attached. If now is the wrong time to sell, I will say so and tell you what would change that.
Home / Selling
For sellers
Priced right. Presented properly. Sold.
Two things decide what your home sells for: the number it launches at and how it looks the day it does. Everything else is noise. Here is exactly how I handle both.
Free, no obligation
Start with the real number.
An automated estimate does not know your kitchen was redone last year, that the house three doors down sold over asking in nine days, or that your lot backs onto a ravine. I will walk your home, pull the true comparables, and hand you a range you can plan around.
- A written valuation with the comparable sales attached, usually inside 48 hours.
- What to fix, what to leave, and what each one returns at sale.
- Your net proceeds after commission, HST, mortgage payout and legal.
- No listing presentation unless you ask for one.
Home valuation
What is your home worth today?
Six fields. No account, no drip campaign, no pressure.
The plan
How your home gets to market
Four to six weeks from our first walkthrough to the sign going up — faster if you need it. Nothing goes live until it is ready, because a stale listing costs more than a slow one.
What it adds up to
0%Of list achieved
0Median days to sell
Prep spend of about $2,000 to $4,000 on a typical London home is the highest-return money in the whole process.
Get my valuationWEEK 01–02
The prep list, costed
A prioritised list with a dollar figure and an expected return on each item. Paint, lighting, decluttering and landscaping almost always pay. Kitchens and bathrooms usually do not, right before a sale.
WEEK 02–03
Staging and photography
Professional staging consult, then photography, drone where the lot deserves it, a floor plan, and a walkthrough video. Buyers decide from a phone screen before they ever book a showing.
WEEK 03
Pricing strategy
We choose deliberately between pricing to attract competition and pricing to sit at market. Both work; they work differently, and the wrong one for your situation costs real money.
WEEK 04
Launch
MLS, REALTOR.ca, syndicated portals, paid social to the buyer profile most likely to want your home, an agent email blast, and a broker preview. Showings open on a schedule that builds pressure rather than leaking it.
WEEK 04–06
Offers and negotiation
Every offer summarised in plain terms — price, conditions, closing date, deposit — with my read on which buyer will actually close. Then I negotiate, and you decide.
AFTER
To closing, and past it
Conditions tracked, lawyer coordinated, final walkthrough handled. Then a valuation every spring so you always know where your equity stands.
Before the photos
Where prep money actually earns
Do it — high return
- Declutter and depersonalise, ruthlessly
- Neutral paint where colour is loud
- Matching warm bulbs in every fixture
- Deep clean, including windows and grout
- Mulch, edging and a tidy front door
Worth it — sometimes
- Refinishing hardwood that has gone dull
- Replacing carpet buyers will notice
- Cabinet paint and new hardware
- A pre-list inspection on an older home
- Rented furniture in an empty house
Skip it — you will not get it back
- A full kitchen or bathroom renovation
- Finishing a basement to sell
- Pools, hot tubs, anything bolted down
- High-end appliances for a mid-market home
- Bold design choices you love and buyers will not
The number that matters
What you actually walk away with
Sale price is not proceeds. Run it here before you make any decision that depends on it.
Commission is split between the listing and buying sides and is always negotiable. A mid-term mortgage discharge penalty is not included — ask your lender for that figure.
Estimated net proceeds
- Commission
- HST on commission
- Lawyer & discharge
- Prep & staging
Sellers
How it went for them
“Listed Thursday, six offers by Monday, closed nine percent over what the previous agent suggested. The prep list cost about $2,400 and made all the difference.”
“She told us not to renovate the bathroom. Our last agent had quoted us eighteen thousand for it. We painted, decluttered, and sold in eleven days.”
“Estate sale, three siblings, two provinces. She handled every piece of it and kept all of us informed without any of us having to chase her.”
Seller questions
What sellers ask me
What is your commission?
It depends on the property and the plan, and it is always negotiable — there is no fixed rate in Ontario. What I will not do is quietly cut the buyer-side portion, because that is what gets other agents to bring their buyers through your door. I will put the full number and what it buys in writing before you sign anything.
Should I price high and come down?
Almost never. The first ten days carry the most attention your listing will ever get; spending them at the wrong price means you re-enter the market as a stale listing with a price cut attached. Price cuts signal weakness. Competition does the opposite.
Do I have to stage?
Not always, but you do have to declutter and light it properly. A staging consult is included in what I do; full furniture rental only makes sense for an empty home or one whose layout is hard to read.
How long will it take to sell?
In London the median is typically two to four weeks from launch, but it varies sharply by price band, season and neighbourhood. I will give you a realistic window for your specific home at the valuation, not a market average.
What if it does not sell?
We review at day fourteen against the showing and feedback data, and adjust the thing the data points to — usually presentation or price. And you can end the agreement with me if you are not happy; I am not interested in holding anyone to a listing that is not working.
Can I buy and sell at the same time?
Yes, and most of my seller clients do. We line the closing dates up and, where the timing will not cooperate, price out bridge financing so you can see what the gap actually costs before you commit to an order.
