A little peek behind the scenes…

Three homes are getting their finishing touches before they make their debut, and while each one will soon appear on the market, what you will not see in the listing photos is the story behind each move.

One is a POA sale. A daughter is taking on the enormous task of preparing her family home for sale, navigating not only the practical details, but the emotions that come with letting go of a place filled with memories.

Another is an older adult couple who have decided to make a proactive move. There is no crisis driving the decision. They are simply looking ahead, thinking about what they want their next chapter to look like and putting a plan in place. 

And the third is an independent woman beginning an exciting new chapter of her own. A move that represents change, possibilities and a fresh start.

Three homes. Three very different journeys. And behind each one are countless conversations, decisions, and details!

Written by Janet Helm, Realtor® Seniors Real Estate Specialist (SRES®)  Canadian Certified Seniors Representative (CCSR)

It is important to remember that scams can happen to anyone, at any age. Being scammed is not a reflection of someone's intelligence or judgment. These people are professionals, and they know how to create fear, urgency and trust.

Older adults can be specifically targeted because scammers may assume they are more likely to answer an unknown phone call, have savings or other assets, or be living alone or feeling isolated. But that does not mean older adults are the only ones at risk. Younger people are targeted too, through employment scams, online shopping scams, investment scams, romance scams, fake government messages and many other approaches.

Something to consider- instead of thinking, “I would never fall for that.” Instead,, “What will I do if someone tries?”

Most of us have heard about the grandparent scam. The call from “Johnny” saying he is in trouble and needs money. We know to be suspicious. We know to call the family and check before doing anything.

But scammers are getting slicker and slicker, and new scams are constantly emerging.

They are using technology, convincing emails and text messages, fake websites, phone calls and even impersonation to make their stories feel believable. The Canadian Anti Fraud Centre says fraudsters continue to use impersonation, urgency, convincing communications and established trust to obtain money or personal information.

With the holidays approaching, when we are often shopping online, sending money, travelling and connecting with family, it is a good time to have a conversation with the people we love about staying alert.

The most important rule: slow down.

Scammers want you to feel rushed.

Your bank account is supposedly compromised. Your package is stuck. Your computer has been hacked. Your grandchild needs help. You have supposedly won something. Whatever the story, there is often one thing in common: you are being pressured to act right now.

You don't have to!

Hang up. Don't engage. Don't click on the link. Don't transfer the money. Take a breath and verify the story independently.

The point isn't to become suspicious of everyone. It is to become comfortable with stopping before acting.

Don't provide personal or banking information to someone who contacts you unexpectedly. If someone claims to be from your bank, hang up and call the number on the back of your bank card. If someone says they are a family member in trouble, contact another family member using a number you already have. Don't rely on the phone number or contact information provided by the person who contacted you.

And if you receive an unexpected text or email, don't click the link. Go directly to the company's official website or app instead.

It is also worth having someone you trust as your second set of eyes. If you are being pressured to make an unexpected payment or financial decision, talk to someone before you act.

The scams keep changing

I don't want to give you a long list of every scam out there because, by the time you read it, there may be a new one. The better approach is to know the warning signs and know where to check for the latest information.The Canadian Anti Fraud Centre reported approximately $351 million in fraud losses in Canada during the first six months of 2026 alone. It also estimates that only 5% to 10% of fraud is reported, meaning the actual impact is likely much greater. That is why it is worth checking the latest alerts from time to time. The scam may be new, but the strategy for protecting yourself is remarkably consistent:

Stop. Slow down. Verify.

Keep these resources handy

The RCMP and Canadian Anti Fraud Centre regularly share information about current scams, fraud alerts and ways to protect yourself. The Canadian Anti Fraud Centre's website is particularly useful because you can check current fraud trends and different types of scams rather than relying on an old list.

Canadian Anti Fraud Centre
Current scams, fraud alerts and protection information

Frauds by type
Browse the Canadian Anti Fraud Centre's fraud directory

RCMP Seniors' Guidebook to Safety and Security
RCMP guide to fraud and scams

If you believe you have been the victim of fraud, contact your financial institution immediately, report it to your local police and report it to the Canadian Anti Fraud Centre. Reporting quickly can sometimes help with recovery efforts.

And don't be embarrassed. Scammers are professionals. Being targeted does not mean you were foolish. Tell someone, get help and report it.

As the holidays approach, have the conversation with your parents, grandparents, children and grandchildren before the unexpected call or text arrives.

Maybe it is as simple as agreeing:

“If something feels urgent or unusual, we call each other before we act.”

A few minutes of preparation could save a lot of heartache later.

When in doubt, stop. Don't click. Don't send. Don't share. Verify first. 

And to lighten the topic slightly, remember: if you actually do have a grandson named Johnny and he really is in jail, he can hang out there for a few hours while you confirm it is true!

Written by Janet Helm, Realtor® Seniors Real Estate Specialist (SRES®)  Canadian Certified Seniors Representative (CCSR)

I am writing about painting again because it is a question that comes up often when I am helping clients prepare their homes for sale.

Thinking about painting before you sell? You probably want your home to look fresh, clean and well cared for. At the same time, you probably do not want to spend thousands of dollars painting if it is not going to make a meaningful difference to the sale.

This is where having a plan can help.

As part of my 55 AND BETTER™ Move Management System, we look at your home as a whole and identify the improvements that make sense before going to market. That includes looking at paint. Sometimes a full paint job makes sense. Sometimes a few strategic touch ups are all that is needed. And sometimes the money would be better spent somewhere else.

The question is not simply, “Does the house need paint?” It is, “Will painting this particular home improve the way it shows and the return you are likely to get from the investment?”

If you are painting your interior, light, neutral and timeless colours are generally a good place to start. Three Benjamin Moore whites worth considering are White Dove OC 17, a soft classic white with warmth; Simply White OC 117, a clean white with subtle warmth; and Chantilly Lace OC 65, a crisp, clean white with very little visible undertone. These are simply starting points. You do not have to use Benjamin Moore paint to get a Benjamin Moore colour. Most quality paint stores can colour match a colour from another brand.

And here is a tip you may not have considered. If you see a house colour you love, knock on the door and ask! I did just that. I saw a home with a colour I really liked, knocked on the door and asked the homeowner what colour they had used. They were thrilled to share it with me. Seeing a colour on an actual home beats a small colour swatch every time!

You can also ask your paint supplier for a larger swatch, or purchase a small amount of paint and test it on your wall. Look at it at different times of the day and in different light before committing to the entire room. Lighting, flooring, cabinetry and existing finishes can all change how a colour looks.

Remember burgundy feature walls? They may have looked fantastic at the time, yet strong trend driven colours can quickly date a home. If you are preparing to sell, you probably do not want to spend money on a colour that looks great today but makes the home feel dated.

The goal is not to follow every new trend. It is to make thoughtful choices that help your home feel fresh, well cared for and appealing to buyers, without spending money unnecessarily.

Before committing to painting the entire interior, take a good look at the home. Are there scuff marks that could simply be touched up? Are there one or two rooms where the colour really works against the home? Are the walls generally in good condition? Would a little paint in the entry, main living area or another key space make a noticeable difference?

And sometimes, there may be another option. Through the magic of technology, we have actually digitally changed purple walls to white in listing photographs so buyers could better imagine the space in a neutral colour. It is not right for every property or every situation, but it is an example of why it is worth considering your options before spending money on a full paint job.

Some touch ups and painting will improve your return on investment. Others will simply add expense. That is why this is part of the preparation conversation I have with my clients.

What About the Exterior?

Exterior colour can have a big impact because it is part of the first impression buyers have of your home. You probably want the exterior to look current, but you may not want to choose a colour that is so trendy that it quickly feels dated.

For a classic exterior that can appeal to a broad range of buyers, three colours I would consider are White Dove OC 17, Revere Pewter HC 172 and Coventry Gray HC 169.

White Dove gives a home a clean, timeless appearance. Revere Pewter is a warm, versatile neutral that can work beautifully with stone, brick and landscaping. Coventry Gray offers a slightly deeper, classic grey that can give an exterior a more defined look.

Of course, the right colour depends on the architecture of the home, the roof, brick, stone, landscaping and surrounding properties. If you aren't sure just ask! Soft whites can create a clean, classic appearance. Warm greiges offer a sophisticated neutral that works well with stone, brick and landscaping. Muted greens can complement natural surroundings, while blue greys can add a subtle touch of colour while remaining relatively classic. Charcoal or soft black can also work well for doors, trim or some exterior applications, depending on the architecture and existing materials.

If you are preparing your home for sale, there can be a long list of things you could spend money on. Painting is just one of them. You probably do not want to spend money fixing something buyers will not care about. And you probably do not want to leave something untouched that could make a real difference to how your home shows.

That is why the preparation process matters. As part of HELM’s 55 AND BETTER™ Move Management System, we look at the bigger picture together. What could be done? What does not need to be done? Where could an investment improve the presentation of your home? And where would you simply be spending money that may not come back to you?

Written by Janet Helm, Realtor® Seniors Real Estate Specialist (SRES®)  Canadian Certified Seniors Representative (CCSR)

Fall is a beautiful time of year, but it is also a good time to take a fresh look around your home and consider how you can make it safer.

Falls are one of the leading causes of injury among older adults. In British Columbia, 1 in 3 older adults experience a fall each year, and about 10 to 15 percent of those falls result in serious injuries such as broken bones.

The good news? Many falls can be prevented.

Fall prevention is not about giving up the things you enjoy or making your home feel clinical. It is about identifying potential risks and making small changes that can help you remain active, confident and independent.

Start with your home

Most falls among older adults happen at home. That makes your home a great place to start.

Walk through your home with fresh eyes. Look for anything that could cause you to trip, slip or lose your balance.

Consider:

Clear the pathways. Remove clutter, electrical cords, shoes, boxes and other items from walking areas.

Take a second look at area rugs. Loose rugs can be a tripping hazard. Remove them or make sure they have a secure, non slip backing.

Improve the lighting. Make sure hallways, stairways, entrances and bathrooms are well lit. Night lights can be especially helpful between the bedroom and bathroom.

Make stairs safer. Keep stairs clear and make sure handrails are sturdy. Ideally, handrails should be on both sides of the stairs.

Make the bathroom safer. Non slip mats, grab bars and a shower or bath seat can make a significant difference.

Keep everyday items within easy reach. Frequently used dishes, food, clothing and other necessities should not require climbing or stretching.

And one important reminder: never use a chair as a step stool. If something is out of reach, ask for help!

Don't forget the outside of your home

Fall prevention extends beyond the front door.

As we move into fall, wet leaves, rain, moss and slippery pathways can create additional hazards. Check walkways, stairs and outdoor surfaces regularly.

Look for:

• Cracked or uneven pathways
• Loose gravel
• Garden hoses across walkways
• Overgrown plants or branches
• Poor lighting
• Slippery leaves or other seasonal hazards
• Outdoor stairs without sturdy handrails or non slip surfaces

If a job requires a ladder, ask someone to do it. Your safety is more important than getting that last bit of fall maintenance finished yourself.

Keep your body strong and your balance challenged

Your home is only part of the equation.

Strength, balance and flexibility can all help reduce your risk of falling. Walking, strength training, water based exercise can help improve strength, balance and coordination.

If you are worried about falling or have already had a fall, talk with your healthcare provider or a qualified exercise professional before starting a new exercise program.

Review your medications and vision

Some medications can cause drowsiness, dizziness or unsteadiness, particularly as our bodies change with age.

Ask your doctor or pharmacist to review your medications regularly, including prescriptions, over the counter medications, vitamins and supplements.

Vision is important too. Regular eye examinations can help identify changes that may affect your ability to see obstacles, steps and changes in surfaces.

Wear shoes that support you

Your footwear matters.

Choose well fitting shoes with good support and non slip soles. Avoid walking in socks on smooth floors and be cautious with slippers that are loose or have little support.

A fall is worth talking about

Sometimes people feel embarrassed after a fall and simply move on.

Don't.

A previous fall is one of the strongest indicators of future falls. If you have fallen, or even had a few close calls, tell your healthcare provider. Understanding what happened can help identify ways to reduce the risk of it happening again.

Fall prevention is part of planning ahead

For many older adults, the goal is to remain safely in their current home.

That does not necessarily mean making major renovations or making your home look different. Sometimes it is as simple as improving lighting, removing a rug, adding a handrail or moving frequently used items to a more accessible location.

And sometimes a home assessment can identify changes that you may not have noticed yourself.

A safer home today can help support independence tomorrow.

Take the next step

HealthLink BC has a Home Safety Checklist that can help you walk through your home and identify potential fall risks. There is also a Staying Independent Checklist to help you assess your personal risk.

Explore HealthLink BC's fall prevention resources

If you are concerned about a fall, your balance, medications or your ability to safely manage at home, speak with your healthcare provider. If you know someone who doesn’t go online, you can also call 8 1 1 in British Columbia for health information and guidance.

A little prevention can go a long way toward helping you stay safe, confident and independent at home.

Written by Janet Helm, Realtor® Seniors Real Estate Specialist (SRES®)  Canadian Certified Seniors Representative (CCSR)

Estate planning is about much more than a will. What often gets forgotten isn't always another document. Sometimes it's having the right people and conversations in place before they're needed.

For older adults and their children, it can feel overwhelming knowing where to begin, especially when there are so many pieces to consider: wills, powers of attorney, healthcare wishes, financial planning, taxes, trusts, real estate and more. And often, the things that get forgotten are the conversations and practical details that can make a difficult time much easier for everyone.

Not sure where to turn? Sometimes the most helpful first step is simply knowing who to ask.

A quick glance below at often missed topics are below. A little planning now can make a big difference later.

1. Representation Agreement: Who can make healthcare and personal care decisions?

2. A current will: And does it still reflect your wishes?

3. Who is your Power of Attorney(s) what is their legal obligation and what are your and their expectations?

4. Who is your executor(s) what is their legal obligation and what are your and their expectations?

5. Beneficiary designations: RRSPs, TFSAs, insurance policies and other accounts may pass outside the will.

6. Digital accounts and passwords: What happens to online banking, subscriptions, photos and social media?

7. Location of important documents, safety deposit boxes, bank accounts, trusts: Would your family know where to find everything?

8. Real estate plans: Is the home still appropriate for your future, and have you considered what happens if it needs to be sold?

9. What will happen to belongings inside the home?

10. Tax considerations: Particularly when there are significant assets, property or an inheritance involved.

11. Family conversations: Perhaps the biggest one. Everyone may have assumptions about “what Mom or Dad wants or wanted,” yet assumptions are not the same as conversations. What seems obvious to one person may be completely different from what another family member believes. Talking openly about wishes, expectations and values now can help alleviate some of the stress and overwhelm of making difficult decisions later.

12. Who is on your team? A lawyer, financial advisor, accountant, insurance professional and other specialists may all have a role. Consider introducing your children or future Power of Attorney to the professionals you work with now, while you are able to be part of those conversations. That might mean introducing them to your lawyer, financial advisor, accountant and bank manager. Building those relationships in advance can make it much easier for your family to know who to turn to, what questions to ask and where to start when they eventually need to step in.

    You don’t have to figure it all out on your own. I’ve built relationships with trusted, like-minded professionals who understand the unique needs of older adults and their families.

    If you already have a team in place and are happy with the professionals supporting you, fantastic. If you’d like introductions to specific professionals, please ask. Meeting them now gives you time to ask questions, interview them and decide who is the right fit, rather than making a reactive decision when you need help.

Written by Janet Helm, Realtor® Seniors Real Estate Specialist (SRES®)  Canadian Certified Seniors Representative (CCSR)

I’m currently working with clients who are preparing their homes for a fall sale, and it’s a good reminder that the best time to get started is before you actually need to.

Whether you are planning to sell this fall or simply want to stay ahead of things, summer is a great time to tackle those jobs around the house and exterior before cooler, wetter weather arrives.

What can you tackle now?

Outside the home

• Clean gutters and downspouts
• Check the roof (have someone else climb a ladder :)) for missing or damaged shingles
• Touch up exterior paint and trim
• Prune trees and shrubs, especially anything close to the home
• Tidy garden beds and remove dead plants
• Check exterior lighting and replace burnt out bulbs
• Look at fences, gates and decks for repairs
• Clean or replace worn out house numbers and address signage
• Take a fresh look at the front door. Could it use a coat of paint, new hardware or simply a good clean?
• Trim greenery that has grown over walkways, windows or the front of the home
• Look up. Are there branches, vines or overgrown trees blocking natural light or making the home feel enclosed?
• Walk around the property at different times of day. Are there areas that feel dark or could benefit from additional lighting?
Take a look around the attic, crawlspace and other less-visible areas. Check for gaps, holes or other entry points where mice, squirrels or other critters could make themselves at home. Summer is a good time to address these before colder weather arrives. It’s also a good idea to take a look at these spaces before you sell. A buyer’s home inspection may uncover issues you weren’t aware of, and discovering them now gives you the opportunity to deal with them on your own timeline rather than being surprised during the selling process.

Around the house

• Touch up paint where needed
• Take care of those small repairs you have been putting off
• Check windows and doors for damaged seals
• Replace furnace filters and consider servicing the furnace before heating season
• Check smoke and carbon monoxide detectors
• Fix dripping taps, loose handles and squeaky doors
• Replace burnt out light bulbs and consider using brighter, consistent bulbs throughout the home
• Look at light switches, outlet covers and door hardware. These small details can make a home feel more cared for
• Take a look at what is visible from the front entrance. The first few seconds inside the home matter
• Walk through your home as though you are a buyer seeing it for the first time. What catches your eye? What have you simply stopped noticing?

But before you start spending money...

This is important: every home is different.

What makes sense for one property may not make sense for another. The best return on investment will depend on the home, its condition, the neighbourhood and what buyers are looking for in that particular market. For one home, repairing or replacing an old fence might be worthwhile. For another, that money may be better spent elsewhere, or it may not be necessary at all. The same goes for paint, flooring, landscaping, bathrooms and kitchens. Just because something could be improved doesn’t mean it should be.

The goal is not to spend money simply to make your home “market ready.” It’s to understand where your time, energy and money are likely to have the greatest impact.

And here's one more idea...

Start a “sell, gift, repair or keep” pile.

As you move through your home this summer, don't just tidy. Start making decisions.

Could this go to the new home?

Should it be gifted?

Does it need to be repaired?

Or is it simply something you have been keeping because you haven't decided what to do with it?

Those little decisions add up. By the time fall arrives, you may be surprised by how much lighter and more manageable your home feels.

You don't have to wait until you're ready to list to start preparing.

When I work with my clients, we look at the home together and talk through what will actually make a difference when it comes time to sell. Not every repair, renovation or update is worth doing, and I’m happy to help you determine where your money is best spent and where it’s better to save it.

Sometimes a fresh coat of paint or a little decluttering can have more impact than a costly renovation. Other times, there may be something worth addressing before you list.

The goal isn't to make your home perfect. It’s about making smart decisions and getting the best return on the time, energy and money you put into preparing your home.

Whether you're planning to stay put or considering a move this fall, a little preparation now can make a big difference later.

You don't have to tackle everything at once. Start with the things that will make your home feel more comfortable, cared for and manageable, then work your way through the rest as time allows. A little preparation now can help you enjoy your home today, avoid surprises tomorrow and, if you decide to sell, be ready when the time is right.

What if the biggest cost of waiting isn’t the cost of moving?

It’s losing the opportunity to choose how, when and where you move.

I’ve been thinking about this a lot lately because I’ve seen both sides of the story with clients.

One couple wanted very much to stay in their current home. They loved it. It was familiar, comfortable and filled with memories. Like many older adults, they thought, “Some day, yes, we will get around to it.”

Then one of them experienced a sudden health change, including a fall and a hospital stay. Suddenly, decisions that had once felt like they could wait could no longer wait. Their options became much more limited, and the opportunity to explore what they wanted next, on their own terms, was gone.

Their story stays with me because there was never a plan.

There was no opportunity to decide what they wanted next, at their own pace. A crisis made the decisions for them.

And that is the part of planning ahead that I think we don’t talk about enough.

Staying in your current home can absolutely be the right choice.

For many older adults, staying in their current home is a wonderful and very realistic option.

Sometimes, the best choice may still be to stay exactly where you are.

The important part is having a plan for how that might look as needs change. Planning ahead doesn’t mean you have to move. It means understanding what you may need to make staying in your home a safe, comfortable and sustainable option.

What happens when you need help with meals, housekeeping, medication management, transportation or personal care?

Who will provide that help?

What if your mobility changes? What if you can no longer manage the stairs, the yard or the maintenance? What if the support you were counting on from family isn’t available in the way you imagined?

Will you be able to bring help into your home? How will you find and vet the right people?

These aren’t questions meant to scare you. They are questions meant to give you choices.

The difference is having support in place before you need it.

Planning ahead gives you the opportunity to choose who you trust to help, understand your options and make decisions proactively rather than in a crisis.

And that is really what planning is about. It isn’t about deciding that you need to leave your home. It’s about making sure you have choices if and when your needs change.

Another client came to a different conclusion.

While staying in the current home can absolutely be the right choice, another client came to a different conclusion. She decided it was time to move and wanted to be closer to her family, about an hour away from her current home. But she didn’t wait until she had to move. She started exploring. Together, we looked at retirement residences. We went on tours. She asked questions. She compared her options. Eventually, she chose a residence she really liked. Then a suite became available. And she changed her mind. It wasn’t right for her.So I encouraged her to wait. Not because the opportunity wasn’t good, but because she wasn’t in a crisis. She had the luxury of saying, “This isn’t the one.” Eventually, the right one became available a couple of months later.

She loved the suite. She knew exactly where she wanted to put her easel so she could paint. She knew where she would hang her art. She wasn’t simply moving out of her old home. She was creating her next home.And she did it on her terms, on her timeline and with the ability to make choices.

Two very different situations. But the lesson is the same: when you plan ahead, you get to make the decisions. When you wait for a crisis, the decisions may be made for you.

So, where do you start? Start with a conversation. If you’re wondering what your options might look like, I’m always happy to talk it through with you. No pressure, no decisions required. Just a conversation about what’s possible and what might make sense for you.

Written by Janet Helm, Realtor® and Seniors Real Estate Specialist (SRES®) 

When it comes time to sell a longtime family home, one of the questions homeowners often ask is, “Do I really need to stage my home?” The answer is: it depends!

For many older adults and their families, selling a home is about much more than preparing a property for the market. It often represents decades of memories, milestones, and a lifetime of belongings. The goal is not to erase the history of a home, it is to present it in a way that allows the next buyer to see the home’s possibilities.

Staging is one tool that can help achieve that goal, but it is not always necessary. The most important first steps are thoughtful preparation, decluttering, cleaning, and creating a welcoming environment.

The Biggest Impact Often Comes From the Basics

Before bringing in furniture or decor, focus on the things buyers notice most. A clean, well-maintained home immediately creates confidence. Buyers want to feel that a home has been cared for, and a fresh, clean presentation helps them focus on the property rather than the work they may need to do.

Decluttering is often one of the biggest transformations. After many years in a home, it is completely normal to accumulate furniture, collections, keepsakes, and everyday items. However, too many belongings can make rooms feel smaller and distract buyers from seeing the home’s features. 

Downsizing or as most of you know I prefer to say, rightsizing is not about getting rid of memories. It is about thoughtfully deciding what belongings support the next chapter of life and what items can be passed along, donated, gifted, or sold. Depersonalizing can also help buyers connect emotionally with the home. Family photos and personal treasures are meaningful, yet creating a balance allows buyers to imagine their own family making memories there.

Curb Appeal Creates the First Impression

The buyer experience starts before they walk through the front door. A tidy yard, maintained landscaping, a welcoming entrance, clean windows, and simple exterior improvements can make a significant difference. A positive first impression sets the tone for the entire showing. For longtime homeowners, this may mean arranging help with gardening, seasonal maintenance, replacing light bulbs, touch up painting, or small repairs. 

When Staging Can Help

Professional staging is most valuable when it solves a problem. Vacant homes are a great example. After furniture is removed, rooms can sometimes feel smaller or less inviting. Buyers may struggle to understand how their furniture will fit or how they could use certain spaces. In these situations, virtual staging can be a helpful and cost-effective option. It can show buyers possibilities, such as:

• How a large open room could be furnished

• How an unused space could become a home office or hobby area

• How a flex room could function for different lifestyles

Virtual staging should always be realistic and accurately represent the home. The purpose is to help buyers visualize the space, not create expectations that cannot be met.

Staging can also help clarify the purpose of a room. For example, an office may be shown as a bedroom if appropriate, or an underused area may be presented as a reading room, craft space, gym, or entertainment area.

A well-maintained home that is already comfortably furnished may only need editing, rearranging, and removing excess items. Often, the greatest improvements come from simplifying the space, improving flow, and ensuring the home photographs beautifully.

When selling a parent’s home, the approach can be different. Many estate or rightsizing sales involve homes that are vacant, in original condition, or have not been updated for many years. In these situations, investing thousands of dollars in furniture rental most likely will not provide the return a seller is hoping for. If the property’s greatest value is in the land, the focus is often on presenting the home as clean, well-maintained, and easy for buyers to visualize rather than preserving or enhancing outdated finishes.

A clean, completely vacant home with professional photography, thoughtful marketing, and the right pricing strategy is the best approach. The money that might have been spent on staging may be better invested in necessary repairs, property clean-up, landscaping, or preparing the home for sale. Every property is different, and the right strategy should be based on the home, the market, and what will provide the best return.

A Thoughtful Approach for Seniors and Families

When helping older adults sell a longtime home, the process should be handled with care, patience, and respect.

For many seniors, the thought of staging can feel overwhelming, especially when it involves moving furniture, packing away personal belongings, or changing a space they have loved for many years. It is important to remember that staging is not a reflection of how someone has lived in or cared for their home. It is not about replacing their personal style or creating a home that reflects a designer’s taste. Staging is a marketing tool designed to help buyers envision themselves living in the space.

However, staging is not always the right choice for every seller or every situation. Sometimes, there is more value in the land, so staging isn’t necessary. When working with a longtime family home, keeping things simple is the best approach. A clean, well cared for, vacant home will allow buyers to focus on the features of the property without adding unnecessary stress to the selling process. The goal is never to make changes simply for the sake of change. The right approach depends on the home, the seller’s comfort level, and what will best position the property in the current market.

Written by Janet Helm, Realtor® and Seniors Real Estate Specialist (SRES®) 

When you've lived in your home for many years, deciding to sell can feel overwhelming. It's natural to focus first on the big decisions, such as pricing your home, determining what (if any) repairs or updates are worthwhile, deciding what to pack, and planning where you'll move next.

While those decisions are very important, it's often the smaller details that create unnecessary stress when they're left until the last minute. Taking the time to create a plan from the beginning can make the entire process feel more manageable, organized, and far less overwhelming.

Preparing your home for sale and selling should not become an overwhelming project. It should be a thoughtful process.

Understanding Your Financial Picture Before You Sell

One of the most important steps before selling is understanding the financial picture. Many homeowners know what they hope their home will sell for, but they may not have considered all of the costs involved with selling and transitioning to their next home or living arrangement.

A net sheet is an important tool that outlines the estimated proceeds from the sale of your home after expenses. It can help you understand what you may have available for your next move and provide a clearer picture of your options.

As part of HELM’s 55 AND BETTER™system, we provide our clients with a detailed net sheet to help outline the financial considerations of their move. We also connect clients with trusted financial advisors and key contacts within retirement residences who can help review the numbers, answer questions, and ensure decisions are made with clarity and confidence.

It is also important to understand the costs associated with your next step, whether you are purchasing another home or moving to a retirement residence. This may include moving expenses, legal fees, adjustments, renovations, furnishings, or other purchases you may need to make. If you are purchasing another home, understanding your available equity can help you determine your budget and what options may be realistic. If you are moving to a retirement residence, the equity from your home may provide financial flexibility by helping fund your new lifestyle, support monthly living expenses, create a reserve for future needs, or provide peace of mind for the years ahead.

Every move is different, and having a clear understanding of your finances allows you to explore your options with confidence. Planning ahead helps ensure your decisions are based on information, not pressure, and allows you to focus on finding the next home or living arrangement that best supports the lifestyle you want.

Don’t Forget the Important Conversations

Selling a home involves more than preparing the property. It also involves preparing your life for a transition.There are a few conversations that are easy to overlook. Have you spoken with your bank manager about your upcoming move? Your bank can help you understand any changes that may be needed with your accounts, automatic payments, financing, or banking arrangements.Have you reviewed your insurance needs? If your home will be vacant during the selling process, it is important to understand what your policy requires and how long coverage needs to remain in place. Have you connected with your lawyer, accountant, or financial advisor if needed? Having your trusted professionals involved early can help ensure everything is organized and there are no last-minute surprises.

Protect Yourself During the Selling Process

Unfortunately, scams targeting older adults are becoming increasingly common. During a move and home sale, you may be receiving more calls, emails, and messages than usual. Be cautious about unexpected requests for personal information, banking details, or payments. Remember: Take your time before making decisions.Do not feel pressured to act quickly. Verify who you are dealing with. Ask questions if something does not feel right. A trusted professional team should always encourage you to slow down, ask questions, and feel comfortable with every step.

Plan Your Move Before Moving Day Arrives

Moving after decades in the same home is very different from moving when you were younger. There are often more decisions to make, more memories to sort through, and more details to coordinate. One of the simplest ways to reduce stress and fatigue is to think ahead about what you will need the moment you arrive at your new home. As part of our moving support, we provide clients with a moving day checklist, including a “Take Me First” tote for the essentials you will need right away including medications, important documents, chargers, toiletries, a change of clothes, bedding, and anything that will make your first night more comfortable. Having these items with you means you are not searching through boxes when you arrive.

Recently, friends shared what they included in their moving day tote: a bottle of champagne, two glasses, and a rotisserie chicken. I think they had moving day figured out! A little toast to the new home, an easy dinner after a long day, and no need to dig through boxes looking for the essentials. A little planning can make that first night feel a whole lot more comfortable.

If Your Home Is Vacant While It Is For Sale

A vacant home still needs care and attention.Your home should continue to feel maintained and welcoming while buyers are viewing it. Consider: How long you should keep your home insurance in place, and does it need to be changed to vacancy insurance? Keeping utilities connected for showings and inspections. Maintaining heat, water, and electricity.Arranging lawn care, gardening, and snow removal if needed. Having someone regularly check on the home. Letting trusted neighbours know the home is for sale and asking them to keep an eye out. A cared-for home gives buyers confidence and helps protect your investment while your home is on the market.

Remember the Small Details

It is easy to overlook all the places that need your new address. Another HELM checklist includes reminders to arrange mail forwarding through Canada Post and update your information with:Your bank, insurance providers, medical provider, government services, subscriptions and memberships, friends and family. These small tasks can make your transition much smoother.

The Resources That Help Make Your Move Easier

Selling a home after many years involves hundreds of small decisions. Having a plan, a timeline, and the right resources can make the process feel much more manageable. Our clients are prepared with our practical guides and checklists to help them be prepared every step of the way, including:

Selling Your Home Checklist - a step-by-step guide to help you understand the process from preparation to completion.

Home Preparation Checklist - guidance on repairs, updates, cleaning, and where to focus your time and resources before selling.

Rightsizing & Decluttering Guides - practical support and resources for making thoughtful decisions about belongings, whether you are preparing your own move or helping a loved one with a lifetime of memories.

Moving Day Checklist & “Take Me First” Tote Guide -reminders for the essentials you will need immediately in your new home.

Costs to Sell & Purchase Worksheet - helping you understand expenses and plan with confidence.

What to Expect at Your Lawyer or Notary Appointment- Review the Statement of Adjustments and understand what to expect at your lawyer or notary appointment so there are no surprises! 

Offer Review Guide & Real Estate Glossary — so you understand the process, terminology, and questions to ask before making decisions.

Vacant Home Maintenance Checklist - important reminders to protect and maintain your home while it is for sale.

Change of Address Checklist - a simple reminder of the many places that need to be updated after your move.

Your Moving Support Team Checklist: From Gardeners to Lawyers to Investment Advisors - a resource to help identify the trusted professionals you may need before, during, and after your move.

These resources are designed to take away some of the uncertainty and help you feel organized, informed, and supported. Because your move should be more than just a move. A successful move does not happen overnight. It happens through thoughtful planning, the right support, and knowing you do not have to do everything alone.

This is just a starting point and highlights only a few of the many details to consider when selling a home after many years. Every move is unique, and your plan should be created around your timeline, your priorities, and your personal situation. If you're thinking about rightsizing or helping a parent transition to a new home, I'd be happy to help you create a step by step plan that fits your timeline. A little preparation today can make all the difference tomorrow.

I’m grateful every time a client takes the time to share a review.

For many older adults, selling the family home is one of life’s defining moments. It is not simply a real estate transaction; it is a major life transition that often involves the entire family. While the emotional side of a move is significant, the financial side matters too. For many homeowners, their property represents one of their largest assets, and they want confidence that they are making informed decisions and positioning their home to achieve the best possible outcome in today’s market.

My role is combining market expertise with thoughtful planning and personalized guidance to help older adults and their families move through this transition with confidence.There may be adult children, a spouse, a Power of Attorney, an executor, or other trusted people involved in the decision-making process. Each person brings their own questions, concerns, and responsibilities.

Ensuring everyone is informed, included, and working from the same information is paramount. When multiple family members are involved, communication is key. Everyone needs to understand the same information: what has just happened, what is happening next, and what to expect throughout the process. Keeping everyone aligned helps reduce uncertainty, prevents misunderstandings, and allows the family to move forward with confidence.

For seniors and their families, that guidance is especially important. Rightsizing often involves much more than preparing a home for sale. It can include navigating years of memories, coordinating timelines, understanding market conditions, preparing a home, and making decisions that are right for the individual and their family.

I enjoy bringing calm, organization, and confidence to the process. By providing clear communication, thoughtful advice, and a plan for each step ahead, families can feel supported and prepared during what can be an emotional and overwhelming transition.

A home represents so much more than walls and square footage. It represents memories, milestones, and a lifetime of experiences. Helping families honour that while successfully moving forward is one of the most rewarding parts of what I do.

Thank you to every client who trusts me to be part of their journey and takes the time to share their experience. Your words are a reminder of why this work matters.