The biggest risk for a first-time buyer is not missing the right home. It is buying the wrong one. These five checks, done before you write an offer, protect you from most expensive mistakes.

1. Know what the home is actually worth

The list price is the seller’s opinion. Before you offer, look at what similar homes nearby have sold for recently. If the home is priced well above them, you need a reason why.

2. Look past the staging and paint

Fresh paint and nice furniture are good signs that a seller cares, but they tell you nothing about the roof, furnace, windows, wiring or foundation. Ask how old the big-ticket items are. Those are the costs that catch new owners off guard.

3. Check the location at different times

Visit on a weekday morning and again in the evening. Notice traffic, parking, noise and what the home backs onto. You can renovate a kitchen. You cannot move the house.

4. Think about resale on day one

Most first homes are not forever homes. A layout, lot or location that is hard to sell will still be hard to sell when it is your turn. Ask your realtor how long similar homes usually take to sell.

5. Understand your conditions

A home inspection and financing condition give you time to confirm what you are buying and that your lender agrees with the price. Talk through the trade-offs with your realtor before you decide what to include.

How we help

At LoveThatHouse we research a home’s value and its risks before you make an offer. If we think a home is overpriced or not right for you, we will say so. We would rather educate than pressure, and we enjoy working with first-time buyers.

Ready to start looking?

Call Chris at 226-338-6840 or Dave at 519-501-9540, or send us a message through the contact page.

A realtor values your home by comparing it to similar homes that sold recently nearby, then adjusting for the differences. This is called a Comparative Market Analysis, or CMA.

Step 1: Find the right comparables

The best comparables are homes in your neighbourhood, of a similar style and size, that sold in the last few months. A bungalow is compared to bungalows. A condo is compared to units in the same building or ones like it.

Step 2: Adjust for the differences

No two homes are the same. If a comparable has a finished basement and yours does not, its sale price is adjusted down to reflect that. If your home has a garage and the comparable does not, its price is adjusted up. The common adjustments are:

• Square footage

• Bedrooms and bathrooms

• Garage and parking

• Finished basement

• Lot size and location on the street

• Condition and updates

Step 3: Look at the competition

Sold homes show what buyers have paid. Active listings show what your home will be competing against today. A good CMA looks at both.

Why online estimates miss

Automated estimates cannot see inside your home. They do not know the kitchen was renovated, the roof is new, or the house backs onto a busy road. They can be a starting point, but they are not a price.

What you should expect from us

When LoveThatHouse prepares a CMA, you see the comparables, the adjustments and the reasoning. We give you our honest opinion of value, even when it is not the number you were hoping for. The decision on list price is always yours.

Want to know what your home is worth?

Home evaluations are free, with no obligation to list. Request one on our website, or call Chris at 226-338-6840 or Dave at 519-501-9540.

Yes, staging is worth it for most sellers, because buyers decide how they feel about a home within minutes of seeing it. Most of them see it online first. If the photos do not stand out, many buyers never book a showing.

What staging does

Staging is not decorating. It is arranging a home so buyers can see the space, the light and how each room could be used. A good stager will:

• Remove extra furniture so rooms look larger

• Give every room one clear purpose

• Add furniture, art and lighting where a room feels empty or dark

• Create a consistent look that photographs well

An empty room is hard for buyers to judge. A cluttered room is even harder. Staging solves both.

What it usually costs

Many sellers skip staging because they are quoted a separate fee for a consultation, furniture rental and setup. That cost comes at the same time as moving expenses, repairs and cleaning, so it is often the first thing to be cut.

How we handle it

At LoveThatHouse, full home staging is included at no additional cost when you list with us. We keep our own inventory of furniture and decor, and our stager, Susan Gehl, prepares each home before the photos are taken. Professional photography, video and a 3D iGuide tour are included as well.

We built it into our service because we believe presentation is one of the biggest factors in what a home sells for.

What you can do before the stager arrives

• Pack away personal photos and collections

• Clear kitchen and bathroom counters

• Empty closets by about half

• Fix the small things: burnt-out bulbs, dripping taps, scuffed paint

Thinking about selling?

Request a free home evaluation on our website, or call Chris at 226-338-6840 or Dave at 519-501-9540. We will walk through your home and tell you what we would do to prepare it.