The Open Offer Process

How will more transparency change the offer process?

As housing costs have risen and inventory remains well below demand, multiple offer situations have increased dramatically. Buyers and sellers have demanded more transparency.

In response to that the government has introduced an Open Offer Process with new legislation under TRESA coming into effect on December 1, 2023.

So what does this mean going forward?

The Open Offer Process does not mean all multiple offers will be disclosed from here on out. Sellers will be the ones to decide what if anything they will disclose in the offer process.

Here are the key takeaways:

1. Sellers initiate the Open Offer Process

2. Sellers can initiate this at any time in the offer process

3. Sellers decide what to disclose (ex; price, terms, etc.)

4. Sellers do not have to disclose that information from all offers received

5. If offer details are being disclosed, all buyers must receive the information

6. Sellers must not disclose any personal identifying information about buyers

7. Sellers must still disclose the number of registered offers to all interested parties

How does this impact you as a Seller?

Sellers can now determine whether they would like to sell their home under the traditional blind bidding process in which buyers are only notified how many offers are registered, or they can choose to disclose select information about one or more offers to all buyers involved. There are advantages and risks to this process but it can open up a myriad of options for sellers and become a powerful negotiating tool to encourage buyers to submit their highest and best offer.

How does this impact you as a Buyer?

For Buyers, it provides some extra consideration when drafting an offer. Knowing that the price or terms of your offer may be disclosed to other buyers can affect your decision to make an offer in the first place. Given the seller determines the process and that they have complete control of when and if they disclose offer information you need to go into each offer fully informed. 

As with Sellers, there are advantages and disadvantages of knowing the terms of competing offers. Knowing how your offer stacks up against competitors can help you negotiate, but you may not always have a complete picture. Sellers are not obliged to provide information on all the competing offers nor are they obliged to provide all the terms on a given offer. 

So how can you come out on top?

This is where working with an experienced Realtor and negotiator is essential. You need someone in your corner who understands the strategies being deployed and can use the available information to help you make strong and secure decisions. We are laser-focused on helping our clients achieve their goals through powerful negotiations and providing valuable insights to help you every step of the way.

Call to book a free Real Estate Consultation with us - 905-995-3372

As the leaves start to change color and fall from the trees, it's a sure sign that autumn has arrived. While many of us enjoy the beauty of the season, it also brings a unique set of challenges for homeowners. One of these challenges is keeping your gutters clean and free from debris. Clogged gutters can lead to a host of problems, including water damage, mold growth, and even structural damage to your home. To help you maintain your gutters this fall, we've put together three effective ways to keep them clean and functional.

1. Regular Gutter Cleaning

The most fundamental way to keep your gutters clean in the fall is through regular maintenance. Set a schedule for gutter cleaning, ensuring that you check and clean them at least twice during the season. The ideal times to do this are in early autumn before leaves start falling in earnest and again after most of the leaves have fallen. Here's how to go about it:

a. Gather the right tools: You'll need a sturdy ladder, a pair of gloves, a scoop or trowel for removing debris, a bucket or bag for collecting the debris, and a garden hose with a nozzle attachment.

b. Safety first: Before you begin, make sure your ladder is on stable ground and that you have someone nearby to assist if needed.

c. Remove debris: Climb the ladder and scoop out leaves, twigs, and other debris from the gutters. Work your way along the gutter, paying special attention to corners and downspouts.

d. Check for blockages: Make sure that downspouts are clear of obstructions. Use the garden hose to flush out any remaining debris, allowing water to flow freely.

e. Inspect for damage: While cleaning, take the opportunity to inspect your gutters for any signs of damage, such as rust, loose brackets, or sagging sections. Address these issues promptly to avoid costly repairs later on.

2. Install Gutter Guards

To make your life easier and reduce the frequency of gutter cleaning, consider installing gutter guards. Gutter guards are designed to keep leaves and debris out of your gutters while allowing water to flow through freely. There are various types of gutter guards available, including:

a. Mesh guards: These are made of a fine wire or plastic mesh that allows water to pass through while keeping leaves and debris out.

b. Reverse-curve guards: These are designed to encourage leaves to blow off the roof, leaving your gutters clear.

c. Bottle brush guards: These consist of bristles that let water flow while preventing debris from entering.

Before choosing a gutter guard, consider your specific needs, the type of trees around your home, and your budget. While they can be a significant upfront investment, they can save you time and effort in the long run by reducing the frequency of gutter cleaning.

3. Trim Overhanging Trees

Another proactive way to prevent excessive debris from entering your gutters is to trim overhanging tree branches. Trees shed leaves and twigs during the fall, and if they're directly above your roof, these materials will inevitably find their way into your gutters. Regular tree maintenance can help reduce the amount of debris that lands in your gutters. Hire a professional arborist or use appropriate tools and safety gear to safely trim branches away from your roof and gutters.

Maintaining clean and functional gutters during the fall is essential to protect your home from water damage and other issues. By following these three key strategies – regular gutter cleaning, installing gutter guards, and trimming overhanging trees – you can ensure that your gutters stay debris-free and in good working order. Don't wait until the last leaf has fallen; start implementing these practices to keep your gutters clean and your home safe this autumn.

While the stats show home prices have increased in the month of October 2023 compared to the same time last year, prices remained relatively flat from the previous month. The big change we are seeing is the inventory levels are way up and the sales volume is down.

This presents an opportunity for buyers. You can likely avoid competing on a property and negotiate on price and terms, which has'nt always been an option for succesful buyers in recent years. If you own your current home and are looking to move, it may be wise to sell first. This ensures you don't over extend on your purchase and can upgrade/downsize with confidence. 

Homes are taking longer to sell and we are seeing alot of terminated listings and price adjustments. The properties that are selling are the ones priced correctly to today's market conditions. If you want to get your property sold then the correct pricing and presentation are extremly important.

Another segmemt of the market that is feeling the impact of high interest rates is new home and pre-construction sales. We are noticing that there are a growing number of assignment sales being offered at a discount from the original purchase price. If you are considering purchasing an assignment it is imperative that you have representation and have the contract reviewed thoroughly. 

What's next for the real estate market in Toronto, well nobody knows for sure. With so many mortgages set to renew in the next few years we will certainly be watching and waiting to see what happens with interest rates moving forward.

Higher interest rates are working to ease price pressures in Canada and inflation is coming down, though progress to the 2% target is slow. The Bank projects that inflation will stay around 3½% until the middle of 2024, returning to target in 2025.

Source. Bank of Canada, Monetary Policy Report. October 2023

Are you waiting for interest rates to come down before making a purchase? This might not be a wise move. The Toronto real estate market is very competitive and there are many potential buyers with the same idea. When rates start dropping, you can bet that the market will change fast and we could be right back where we've been in the past with bidding wars causing home values to skyrocket. Talk to a mortgage specialist and determine what monthly payments you can afford and go with a term that will allow you to take advantage of future rate drops. You'll be paying higher carrying costs out of the gate, but you'll likely save on the purchase price and land transfer taxes. If prices do appreciate quickly once rates start dropping, you'll already be building equity.