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A Rightsizing Journey 

As a Seniors Real Estate Specialist (SRES®) guiding older adults navigate the often overwhelming process of downsizing or as I prefer to say, “ rightsizing,” is far more than just a transaction. It’s deeply personal, emotional, and sometimes, a bit scary. It doesn’t have to be as difficult as many might imagine, especially when you have someone by your side who understands your needs, listens, and offers support every step of the way. I’ve have the privilege of walking alongside many wonderful people through this process, and one recent journey stands out—N and P.

I first met N and P at an open house I was hosting for clients who were selling their home. They were longtime neighbours of my clients.  We briefly discussed downsizing and how major a life change it can be, and that the decision to move, or not, is a huge decision to make and for some a significant hurdle to tackle. After some light-hearted conversations and a few chuckles, we agreed to meet at their home to continue the conversation. 

Our meeting at their home was excellent.  As we talked, I could sense they were grappling with the idea of leaving a house they had lived in for decades, filled with memories and comfort. Yet they knew making a proactive decision to move to a more user friendly home without stairs, easy access and walkability was being proactive instead of possibly down the road, mandatory. As I asked questions to understand their concerns better, it became clear that this wasn’t just about finding a new place to live. It was about leaving behind a life they had known for decades.

At one point, I paused, sensing the depth of their emotions, and asked softly, “You don’t want to sell, move… you love your house, don’t you?”  I assured them, there was no need to rush, this is a process. True to my approach, I didn’t rush in with offers or suggestions. Instead, I listened. I simply gave them space to share their thoughts, any concerns and answer their questions. It was evident they loved their home and the decision to move would take time. I wanted to better understand their needs and provide them with information about the housing market, but also to offer reassurance that I was there to help in whatever way they needed and invited them to a free seminar on downsizing that might be of value and shed some light on the topic, which they attended and I believe did shed some light. 

Over the year, I worked closely with N and P, guiding them at their pace. We began by tackling the daunting task of decluttering and paring down their belongings, which they preferred to do on their own instead of hiring someone, which is an option as well. Paring down belongings is often one of the most difficult steps for anyone, but especially for those who’ve lived in their homes for many years. 

The goal wasn’t to rush them through any process, yet to share with them information, options and resources. We discussed options, weighed the pros and cons of selling first versus buying first, and I explained the potential impacts of each decision. Ultimately, they chose to buy first, then sell—an option that felt right for them. It was their decision. Together we found their new home! The home is in the same neighbourhood, walking distance to their favourite coffee shop, their library, and the familiar mountain views.  It was a home they could grow into in this next chapter of their lives, one that offered more accessibility and comfort. I prepared their home to sell including staging and hosting open houses and of course selling the home! A happy young family is grateful for their new home and backyard access to a park!  For me there are few things more rewarding than helping people make one of the most important decisions of their lives—especially when it’s done with patience, empathy, and trust.

I received a lovely Google Review from N and P. Reading their words of appreciation was a heartfelt reminder of why I do what I do. Their kind review spoke of how grateful they were for my support, my patience, and my dedication to making their rightsizing journey as smooth as possible. It was an emotional reminder of how deeply rewarding it is to be a trusted guide for others during such a significant transition.

Rightsizing is a journey and isn’t just about finding a new home—it’s about helping people navigate change in a way that honours their needs, their emotions, and their future. It’s about understanding that this process is not just transactional, but deeply personal.

For N and P, the journey was one that ultimately led them to a new chapter of life, in a home that fit their needs and gave them peace of mind. It wasn’t always easy, but together, we made it easier. They made decisions on their terms and timeline not anyone else’s. 

If you or someone you know is considering rightsizing, please reach out. I’d be honoured to help guide you, just as I did with N and P—one step at a time, with care, empathy, and the goal of selling the home for top dollar and finding the right home for the next phase of life. 

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Guide to Presale Properties: What Seniors Need to Know

  1. What is a presale?
    A presale is purchased before construction is completed, allowing buyers to invest in property development early and sometimes customize interior finishes.

  2. How does the deposit structure work?
    Deposits typically range from 5-20% of the purchase price and are paid in instalments. These funds are held in trust until the property is completed.

  3. What are the benefits of buying a presale?
    Buyers gain access to modern, brand-new homes with potential for value appreciation before completion and flexibility to save while construction is ongoing. 

  4. Full 2-5-10 warranty coverage.

  5. What are the risks of buying a presale?
    Changes to the market conditions - the market drops.

  6. Changes to the interest rate conditions, rate ends up being higher than expected.

  7. You’re not buying something that is built yet, so your expectation of what it looks like might be different than the reality once you view it. Also there are unknowns as you may think you have a view, or green space in front of your home, yet only to find out a hydro box or post box or new construction of homes which now blocks your view.

  8. What protections exist for buyers?
    Under local laws, buyers benefit from protections like a 7-day rescission period to review contracts, secure deposits, and ensure transparency through mandatory developer disclosures.

  9. How is financing arranged for presale condos?
    Buyers pay deposits upfront and typically secure a mortgage closer to the completion date.

  10. What should I review in a presale contract?
    Key items include deposit schedules, completion timelines, warranty details, assignment terms, and clauses regarding design changes. Contracts are written by the developers’ lawyers. Having a realtor represent you in the purchase and review your documents with a lawyer is highly recommended.
    Assignments are often allowed but depend on the developer’s terms. Review your contract to understand specific assignment conditions and fees.

  11. How do GST and taxes apply?
    GST is charged on new properties, including presales. Buyers may qualify for rebates based on the purchase price. Property taxes apply once ownership transfers.

  12. What happens if the project isn't completed?
    Deposits are secured in trust, and developers must adhere to regulations that protect buyers’ investments. If a project fails, funds are returned.

    Presale condos offer unique opportunities for homeowners and investors alike. If you’re considering a presale property, reach out to discuss the process and how it fits your goals!

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Maximize Your Home’s Value Before Selling!

As a Seniors Real Estate Specialist (SRES®) I hear this quite often, “Janet we want to sell, yet have a few updates to do first.” Part of HELM’s move management process is being here to guide you through the process of getting the BEST return on your investment. Before "you spend a dime" (as my mom used to say) on any updates, please call me first! Your neighbourhood, your home, the location, and your house are unique and the updates recommended for one home, might not be for another. We’ve all heard the disappointment when a seller invests in new appliances, only to hear they were replaced by the new owners! Most of the time, any updates don’t have to be big or costly—something as simple as switching out brass light switches for white ones like we did for a client can make a noticeable difference without the risk of over-investing. Ask HELM! Together, leverage our design experience combined with market expertise, and we’ll identify the updates (if any) that matter most saving you time and money ensuring your home still stands out from other homes. If updates are recommended we can share resources and like minded professionals, who will do the job on time and on budget. Ready to meet me and my crew and experience, “more than just a move?”  Call today!

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Sell Now or Wait for Spring Market?

“With borrowing costs now firmly on the decline, buyers have started to show up in numbers after somewhat of a hiatus – and this renewed strength is now clearly visible in the more recent monthly data."Andrew Lis, GVR director of economics and data analytics. Which brings us to the question, “should I sell in January or wait for the Spring market?” The answer might surprise you! Winter buyers are typically driven by necessity rather than seasonality. They often face job relocations, lease expirations, or family changes, making them more focused on purchasing sooner than later. With fewer listings in winter, properties stand out, and can receive more online views and the inquiries tend to be serious. This scarcity can lead to faster sales, better prices, and less stress compared to the competitive spring market when your home is competing with all the other homes. Winter is ideal for highlighting energy efficiency, insulation quality, and heating systems. Warm staging touches, like throws, fire places turned on, cozy reading nooks, and soft lighting, can enhance a home’s comfort appeal during the winter. Selling in winter positions you as a strong Spring buyer, often with cash in hand compared to other buyers who may need financing. Winter offers a unique opportunity for a successful sale. Are you opposed to selling in the Winter? Call me directly and allow me to create a custom strategy to sell your home, including the cozy staging!  

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2025 BC Assessments are here! Assessed Value vs. Market Value:

Happy New Year! It’s a new year! In BC homeowners are receiving their BC property assessments. The difference of assessed value vs market value is important to know!  

You can download a digital version of your 2025 Assessment here 

The primary purpose of BC Assessments is to establish a basis for municipal and provincial property taxation—not to reflect current market value. These assessments can vary significantly and may not align with what your property could sell for today. For instance, similar neighbouring homes can have vastly different assessed values, and there’s no consistent correlation between assessed value and market price.

How Is Assessed Value Calculated? The primary purpose of BC property assessments is to determine how much property tax homeowners owe. However, the assessed value often catches homeowners' attention, so understanding how it’s calculated is crucial—especially since it doesn’t necessarily reflect market value.

Key points about assessed value:

  • Appraisers rarely visit homes in person, so factors like renovations, layout, or maintenance are often missed.

  • Assessments focus on:

    • Location

    • View

    • Home size and lot size (if detached)

    • Age

    • Permitted additions (e.g., decks, garages)

    • Comparable sales as of July 1 of the previous year

  • Assessed values are over six months outdated by the time they’re issued in January.

How Is Market Value Calculated?

Market value reflects what a buyer is willing to pay and a seller is willing to accept in today’s market. Unlike assessed value, market value considers:

  • Interior layout and design trends. 

  • Location and proximity to transit or amenities

  • Renovations, upgrades, and maintenance (e.g., new appliances, roof, or flooring)

  • Lot characteristics (flat vs. sloped lots, floodplain risks, just to name a few.)

  • Strata details (if applicable, like reserve funds or special levies)

  • Current market trends (demand, supply, and recent comparable sales)

  • Marketing efforts and buyer sentiment. Market value is real time, accurate!

    Know What Your Home Is Really Worth. While BC assessments provide a foundation for taxation, they don’t represent what your home could sell for. If you want to know your home’s true market value, a more accurate picture of your home’s worth, consider a free, no-obligation market evaluation. At HELM, we evaluate your home based on the current market, recent sales, and active listings to provide a custom tailored analysis.

Curious about your home’s market value? Contact us today! 

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LAST NEWSLETTER OF THE YEAR: THE HOLIDAY EDITION!

To read our last e newsletter of the year, click here! 

As 2024 comes to a close, we've packed our final newsletter with some exciting content to help you wrap up the year and prepare for what's ahead. In this issue:
Declutter Guide  - Tips to help you start!
Pros & Cons of Strata Living.
Gift Ideas for Seniors  - Thoughtful presents they actually want!
Market Update  and Looking Ahead to 2025 and more!
To sign up to receive our monthly e newsletter click here.

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Will recent rate cut increase likelihood of early spring market?

“This latest significant rate cut will help to sustain activity throughout the winter months, typically the slowest period for real estate transactions in Canada,” said Phil Soper, president and CEO of Royal LePage. “Buyers have woken up to the reality that property prices are rising again, and more will feel an urgency to act before affordability erodes. As a result, we are anticipating a ‘pull-ahead’ of activity and an early start to the traditional spring housing market. Adding to this momentum is the change in lending policies that come into effect on December 15th, which we believe will coax more sidelined purchasers to take advantage of their expanded borrowing power.” Many sidelined homebuyers have been waiting for rates to drop significantly before reentering the market. With another cut now in the books, many may feel that interest rates have dropped enough for them to revisit their home purchase plans. According to a Royal LePage survey, conducted by Leger, 51% of Canadians who put their home buying plans on hold the last two years said they would return to the market when the Bank of Canada reduced its key lending rate. Eighteen percent said they would wait for a cut of 50 to 100 basis points, and 23% said they’d need to see a cut of more than 100 basis points before considering resuming their search.The Bank of Canada will make its next interest rate announcement on Wednesday, January 29th, 2025. Read the full December 11th report here.

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Decluttering Made Easier: Tips to Transform Your Home

Decluttering your entire home can feel overwhelming, but it doesn’t have to be. The key is to break the process into small, manageable steps. Start by dedicating just 15 minutes a day to focus on one specific area. You’ll be surprised at how much progress you can make by taking it one step at a time. Decluttering isn’t easy, yet with a plan can be easier. 

When tackling a space, approach it room by room or zone by zone. Create piles labeled KEEP, DONATE, SELL, and TRASH. While it’s never easy to let go of items, some things—like broken or unsafe items—will need to be discarded. Setting a timer for 20–30 minutes and working on just one area helps keep you motivated and prevents burnout.

Start Small, Notice Big Results
It’s best to begin with spaces where improvements are easy to see. The front entrance, for instance, is an ideal starting point. Since it sets the tone for your entire home, decluttering this area can have an immediate impact. Limit the shoes and boots by the door to those you use regularly, and store the rest. Keep only one or two umbrellas handy and stash any extras. Simplify the space by removing bulky furniture or over-the-top decor. If there are items waiting to be picked up by friends or family—perhaps belongings left behind by adult children—set a firm deadline for when these items will be donated if not collected.

Avoid diving into sentimental areas or large-scale projects like garages, photo albums, or paperwork right away. These tasks can be emotionally exhausting and slow your progress. Instead, focus on manageable spaces where the results will inspire you to keep going. Bathrooms are a great example. Start with a single drawer or cupboard. Use the nice towels you’ve been saving, donate any with tags still on, and toss out expired makeup. The key is to avoid putting unnecessary items back in the drawer!

Decluttering for Safety
Decluttering isn’t just about aesthetics—it also makes your home safer for you and your visitors. Clear pathways by removing tripping hazards from hallways and staircases. Ensure emergency items like fire extinguishers, smoke detectors, and first-aid kits are easy to access. Secure loose items like cords and tools that could cause accidents. Adding nightlights to hallways and entryways is another simple way to make your home safer and more navigable.

Even if You Aren’t Selling, Think Like a Buyer
Sometimes, it helps to view your home through the eyes of a potential buyer. Seeing your space with fresh eyes can help you identify areas that feel cramped or cluttered. For example, closets that are half-empty give the impression of abundant storage space. Pack away seasonal clothes, donate items you no longer wear, and store sentimental pieces elsewhere.

Excess furniture can make rooms feel smaller than they are. Consider donating, gifting, or selling pieces you don’t use. Now is also a great time to go through extra dishes or antiques you’ve been holding onto. Ask family members if there’s anything they’d like to keep. If not, find a new home for these items through donation or resale.

One Zone at a Time
The best way to avoid overwhelm is to focus on one room or section at a time. Set a timer for 20–30 minutes and stay on task. You don’t have to declutter every day—even once a week or every two weeks is enough to see progress. What matters most is that you start and keep going.

Decluttering is about more than preparing your home for sale. It’s about creating a space that feels safe, functional, and inviting for everyone who lives there—or visits. Whether you’re planning a move or simply want a fresh start, taking small, consistent steps toward a clutter-free home will set the stage for a happier, more organized future. If the thought of decluttering is too overwhelming to do on your own, there are professional organizers that can help. Ask HELM to share our list of like minded professionals.  

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The Pros and Cons of Downsizing to a Condo

Deciding to downsize is a significant life decision, especially for seniors seeking a simpler, more manageable lifestyle. Condos often come to mind as an ideal solution, yet like any living arrangement, they come with their advantages and disadvantages. Here, we explore both to help seniors make an informed decision about whether condo living is the right choice.

Rightsizing to a condo offers several appealing benefits. For those who enjoy travelling or dividing their time between locations, condos provide lock-and-go convenience. The added security and maintenance services ensure peace of mind while away. Additionally, condo living eliminates the need for yard work such as mowing lawns or shovelling snow. This can be a welcome relief for seniors looking to reduce physical strain and responsibilities. A smaller space also means less to clean and maintain, freeing up time and energy to focus on more enjoyable activities. At HELM, the process of rightsizing encourages decluttering, which not only makes the space more organized yet also improves safety by removing potential trip hazards. Another advantage is the sense of community that condos often foster. With amenities like common rooms, fitness centres, and planned social events, many seniors find condo living reduces isolation and offers opportunities for connection.

However, there are challenges associated with downsizing to a condo. Strata fees, which cover maintenance, amenities, and reserve funds, can be a significant monthly expense, and these fees can vary widely. Condos also come with rules and bylaws, which might include restrictions on holiday decorations, pet sizes, or noise levels. While these regulations are meant to promote harmony, they may feel restrictive to some. Additionally, the health of the building is a critical factor. Unresolved maintenance issues or insufficient reserve funds can lead to unexpected levies or special assessments. To avoid such surprises, it is crucial to have a knowledgeable realtor to carefully read strata minutes and assess the building’s financial and physical condition and identify potential red flags. Lastly, living in a condo requires shared decision-making with other owners, which can sometimes be challenging for those who value autonomy.

Seniors should also prioritize their lifestyle needs, ensuring the condo aligns with important factors such as proximity to family, access to transportation, or the presence of a vibrant social community. Careful budgeting is equally important to account for all associated costs, including strata fees and potential assessments, to ensure financial stability.

Rightsizing to a condo is not for everyone, yet can be an excellent choice for seniors looking for a simpler, safer, and more community-oriented lifestyle. By weighing the pros and cons thoughtfully and collaborating with knowledgeable professionals, seniors can confidently make a decision that enhances their well-being and aligns with their long-term goals.

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A Heartfelt Thank You

A surprise announced this week. Being recognized is a nice gesture, even though it’s not why I do what I do. It is however in these moments that remind me why I love what I do. I’m incredibly grateful for my clients who trust me with one of the most important decisions of their lives. These awards are a reflection of the relationships and trust. To my husband and sons who have been supportive from day one, to my likeminded colleagues and brokerage whose behind the scenes admin and conveyancing is top notch, professional! What a way to close out 2024! I'm excited for 2025!

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“Janet, you did a phenomenal job!”

Thank you! It has truly been a privilege to assist in navigating not one, but two significant transitions for this wonderful family. First, helping an older couple move to a retirement residence they hand picked on their terms and timeline, a well planned move, and then guiding them through the next step—selling their cherished family home. What an incredible journey it has been! This process wasn’t just about selling a house; it was about honouring the beautiful memories and deep love that have been woven into those walls over the years. From raising children to celebrating milestones, that home has been the backdrop to so much of their shared story. I am grateful to have been part of this chapter and to have had the opportunity to support the couple and their adult children during this meaningful time. Thank you for allowing me to be part of it all!

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Celebrating Seniors During the Holidays: Ideas for Heartfelt Giving.

Most older adults don’t want or need more stuff. Consider giving thoughtful gifts that focus on meaningful experiences and personal connections, rather than just material items. One of the most cherished gifts you can offer is your time and presence. Whether it’s a visit, a shared meal, or simply spending an afternoon together, your company can be the greatest gift. 

Simple Ways to Make the Holidays Brighter for Seniors

  1. The Gift of Connection
    Sometimes, the greatest gift isn’t something you can wrap. A warm greeting, eye contact, and a heartfelt “Season’s Greetings” or “Merry Christmas” can make someone’s day. If you have older adults in your life, a quick phone call or a visit can mean the world to them.

  2. Create Shared Experiences
    Instead of giving material gifts, consider planning experiences that foster connection and create lasting memories:

    • Holiday Movie Night: Watch a classic holiday film together with some popcorn and hot chocolate.

    • Baking Together: Bake holiday treats like cookies or pies, and enjoy the sweet results as a team. Or simply provide holiday baking they can bring out for family and friends later.

    • Local Outings: Take a trip to see holiday lights, attend a festive concert, or visit a holiday market.

  3. Bring the Celebration to Them
    If they aren’t able to get out, bring the holidays to their home. Help decorate their space with small, meaningful touches like a tabletop tree, or potted poinsettia. Fresh cut flowers should already be in a vase to avoid  fussing about to find a vase.

  4. Write a Thoughtful Note
    A handwritten card can be a cherished keepsake. Share fond memories, express gratitude, or simply remind them they are loved.

  5. Volunteer Your Time
    If you know a senior who might be alone during the holidays, invite them to join your family’s celebration. Alternatively, volunteering at senior centres or delivering holiday meals can make a big difference.

A Season of Heartfelt Giving

This holiday season, let’s embrace the spirit of recognition and inclusion for our older adults. A little time, attention, and thoughtfulness can go a long way in turning a potentially challenging season into a cherished one.

Spread the joy, share the warmth, and remember—most of the time, the best gifts are those you can’t find under the tree.

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