In today’s market, we are seeing more and more subject-to-sale offers—and let me tell you, and my clients can tell you- they aren’t for the faint of heart! These offers require patience… patience… and yes, even more patience. When you accept one, it’s like lining up a row of dominoes—everything has to fall into place just right for the deal to close.

A subject-to-sale offer means the buyer’s purchase of your home depends on them selling their own property first. Until that happens, your deal can’t move forward. To protect yourself,  we protect our clients by including a 48-hour time clause (sometimes called a “bump clause”). This allows you to keep showing your home to other prospective buyers. If another buyer decides to write an offer, you can accept it—on the condition that the first buyer has 48 hours to remove their “subject to sale” condition. If they can’t, the new offer takes priority.

There are definite upsides to this kind of offer. In a slower market, it can secure you a committed buyer who might not otherwise feel confident making an offer. Sometimes, buyers in this situation will offer a higher price or more favourable terms because they really want your home. Having an accepted offer on the table—subject to sale—can also signal to other buyers that your property is desirable, which can create a sense of urgency. And in certain situations, such as when your home appeals to a niche market or we’re in a buyer’s market, this approach can be a smart move.

But there are also challenges. The biggest is uncertainty—you’re relying on the buyer’s ability to sell their own home, and that’s something you can’t control. Often, it’s not just one other home in the mix; a subject-to-sale offer can involve several linked properties, each of which needs to sell within the agreed timeframe. This creates more moving parts and can make flexibility on dates essential. Coordinating all these sales can be complicated and time-consuming, as every transaction in the chain has to line up perfectly for yours to close.

The bottom line is that subject-to-sale offers can work well when used strategically, yet they require patience. If you’re the first seller in the “domino chain,” your position is strongest when your agent includes a well-structured 48-hour bump clause, keeping your home on the market and your options open.

If you’re thinking about selling and wondering whether to accept this type of offer, let’s talk. I can help you weigh the pros and cons in more depth for your specific situation. 

Rightsizing Isn’t always about moving—It’s about choosing what’s right for you!

At HELM, we don’t talk about “downsizing.” We call it Rightsizing—because this stage of life isn’t about giving up space, it’s about gaining clarity, confidence, and control. And here’s the thing: rightsizing doesn’t always mean moving.

For some, it means finding a new home that better fits their lifestyle. For others, it means modifying their current home to age in place safely and comfortably. Either way, it's about aligning your living situation with your goals—not the other way around.

If you’ve been thinking about making a change—or even just wondering where to begin—my free interactive seminars are the ideal place to start. Join me, Janet Helm, award-winning Realtor and Seniors Real Estate Specialist, for a fun, informative session where we explore all the options—from "Should I renovate?" to "What do I do with all this stuff?" and “Where would I even move to?” 

I’ll walk you through real-life solutions, share practical tools, and answer your questions so you can take your next steps with confidence.

Upcoming Events:

• 📍 Silver Harbour Centre, North Vancouver Wednesday October 15  10:00am - 11:30am.

• 📍 West Vancouver Seniors’ Centre  Friday November 21 st  12pm-1:30pm 

Bring your family, friends and questions—whether you're ready to move, stay, or simply start the conversation.

And if you’re part of a group, club, or community that would benefit from this talk, let’s connect. I’m always happy to bring the conversation to you.

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

It’s the weekend, and as you get ready to visit open houses, it’s important to keep in mind- smart devices are often active during your tour. In today’s smart-home era, doorbell cameras and surveillance systems have become part of everyday life. So before you comment on the retro carpet or low ceilings—pause and remember, these devices may be in use during your visit.

I understand why people use them. It’s their home, and they’re letting strangers walk through it. Cameras and smart devices offer a layer of comfort and security—and many of my clients who are selling let me know when they’re using them. They’re not hiding anything—they just want to feel secure.

I always let my buyer clients know: just assume there are cameras. Not just inside, often outside too. Doorbells, light fixtures, and even motion sensors may include audio or video capabilities. It’s best to stay aware and intentional about what you say—and when and where you say it.

During a showing, avoid detailed comments about the home’s price or condition, reactions that show too much enthusiasm or hesitation, strategic conversations about making an offer or how much you're willing to spend, and personal opinions about decor, renovations, or layout choices. Even respectful observations can sometimes be misread or taken personally by sellers.

Keep feedback neutral and save detailed conversations for after the tour. Avoid discussing pricing or offer plans until off the property. Be mindful of body language, as facial expressions even eye rolls can speak loudly! Ask your Realtor questions privately or once you’re off the property. Most buyers are thoughtful and perceptive. The key is simply to be aware that anything you say might be overheard—so keeping things low-key during the visit is always a good move.

We can’t avoid smart devices—they’re part of how we live today. In real estate, the best approach is to assume they’re in use as a little awareness goes a long way.

So next time you step into an open house, save the detailed conversation for after the tour!

Please note this post is for informational purposes only and not intended as legal advice. Always consult legal professional regarding surveillance and disclosure laws. 

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

I'm grateful to have guided my clients through the sale of their beautiful penthouse—now officially SOLD for the highest price per square foot recorded in the building. MLS R3021168
420 12460 191 STREET in Pitt Meadows!
This was more than just a transaction—it was a proactive decision into a new chapter. As a Seniors Real Estate Specialist (SRES®) I understand that timing, strategy, and sensitivity to each client’s unique needs make all the difference. What made this experience truly special was the trust we built and the collaborative spirit throughout. It was an honour to support such a wonderful family through this important move. Congratulations M and L!

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

When it comes time to downsize—or as we like to say at HELM, to Rightsize™—one of the most emotional hurdles is deciding what to do with items that carry meaning: treasured gifts, sports memorabilia, or keepsakes from people we love. These objects often hold more than physical space; they hold memories, relationships, and entire life chapters.

Yet it’s important to remember: a gift fulfilled its purpose the moment it was given. Its value doesn’t disappear just because your needs—or your space—have changed. Letting go of something doesn’t mean letting go of the love or the story behind it.

I've seen the beauty of intentional giving firsthand in my own family. My dad’s 65-pound taxidermy tyee salmon—caught in the 1970s at Rivers Inlet fishing trip with one of my brothers and close family friends—was proudly displayed in our rec room for as long as I can remember. That fish wasn’t just a trophy; it was a legend. The story of that day is still told with crystal clarity and plenty of laughter—as if it happened yesterday.

Recently, my dad gave the salmon to my brother, who now displays it at his summer home. And every time we gather there, the story is retold, full of warmth and laughter. That fish and story still brings us lots of wonderful memories—just in a new setting, continuing to connect generations through shared memory.

My dad has also made plans to give each of us one of his fishing rods—something useful or display-worthy, depending on our tastes. He’s kept his tennis medals, earned both alongside my mom and on his own, and are still proudly shown in their home. They’re small and lightweight, take up little space and when displayed with photos of the two of them, they tell a story of dedication, partnership, and fun.

A client recently shared with me that her husband’s grandfather’s pocket watch—beautifully framed and thoughtfully preserved—has now been passed down to their nephew, following her husband’s passing. I remember seeing it in their home before I supported them through both the sale of that home and the purchase of their next one. Even then, it stood out as a quiet, powerful tribute to family history. It struck me how a small object, when shared with intention, can carry meaning across generations.

These kinds of decisions don’t have to happen all at once.  Yet without a plan, meaningful items can too easily end up discarded or given to someone who may not understand their value—sometimes unintentionally bypassing the person who would’ve cherished them most.

If you’re ready to part with gifts or heirlooms, there are many thoughtful ways to do so. You might pass them along to someone who would appreciate them—a friend, a neighbour, or a community group. Some people find comfort in gifting them to a cause they believe in, such as a local church, club, or charity. Sports memorabilia might find new purpose in a local museum, community centre, or clubhouse—places where once-forgotten trophies or jerseys can continue to inspire.

If an item holds monetary value and you’d prefer to sell it, you might try consignment shops, online marketplaces, or even a classic garage sale. Some families create a “gifting table” at gatherings, where loved ones can choose an item that speaks to them. It often sparks stories and laughter—a meaningful way to celebrate the past together.

If sorting through a lifetime of belongings feels overwhelming, you’re not alone—and you don’t have to do it alone. Professional organisers can provide both practical help and emotional support through this process. As part of HELM’s 55 AND BETTER™ system, I share a trusted list of vetted professionals. I’m happy to sit in on the interview process to help you find someone who’s the right fit—someone who understands your pace, respects your goals, and approaches everything with empathy, care, and your timeline in mind.

To Rightsize™ isn’t to erase the past—it’s to honour it. And when items are shared with love and intention, their meaning doesn’t fade. In fact, that’s when their real legacy begins.

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

Throughout the Lower Mainland, communities have taken steps to help residents—especially older adults—stay cool during the summer heat. Public cooling centres, spray parks, and misting stations are available in many areas, typically located in community centres, libraries, and parks. These spaces offer a safe place to rest, hydrate, and escape the hottest part of the day. Many communities also operate seasonal spray features and wading pools, which are great for light activity or simply cooling off. Seniors are encouraged to plan any outings or movement early in the morning before temperatures climb, and to spend the afternoon hours in a cool, shaded, or air-conditioned space.

Keeping hydrated is essential, and it’s best not to wait until you feel thirsty. A steady intake of water throughout the day helps prevent dizziness, fatigue, and heat-related illnesses. Light meals, loose-fitting clothing, and using a damp cloth to cool your forehead or wrists can go a long way.

Creating a cooler home environment doesn’t always mean cranking up the AC. Drawing the blinds or curtains during the day, especially on south- or west-facing windows, can block a surprising amount of heat. Fans can help circulate that air, yet remember, fans alone don’t lower body temperature when it’s extremely hot, so it’s important to also stay hydrated and take breaks in truly cool environments.

For those looking to install air conditioning, BC Hydro is currently offering two helpful programs. From now through August 22, 2025, there’s an instant $50 rebate available on select ENERGY STAR® window and portable air conditioners purchased at major retailers. Even better, eligible seniors you may qualify for a free portable air conditioner and installation—just contact BC Hydro or check their website for all the details.

Of course, staying cool isn’t just about physical comfort—it’s also about community. If you have an elderly neighbour, friend, or family member living alone, a quick check-in during a heatwave can make a real difference. Whether it’s a phone call, a short visit, or an offer to help with groceries or errands, those small gestures can go a long way.

This summer, let’s all take a cue from the birds in the bird bath—find the shade, share the space, sip some water, and enjoy a slower pace. Because staying cool isn't just good advice—it's an act of care.

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

As a Seniors Real Estate Specialist (SRES®) , I often hear: "One day we will tackle the decluttering.” “There is no rush, we will move when ready." “One day, I’ll have grab bars installed in the bathroom.” “One day, we will tour retirement communities.” Many people hold onto the hope that, at some point in the future, the perfect moment will arrive—when everything will line up and the decision to move, downsize, or make necessary home adjustments will feel clear and easy. I’m here to tell you from years of experience, there is no “perfect” time.  That moment doesn’t arrive on its own, and waiting for it can leave you caught off guard when things inevitably change. It’s easy to ignore signs—whether it’s the growing difficulty in getting around a home, realizing it’s harder to keep up with daily tasks, or noticing that tasks you once did easily are becoming unsafe. The truth is, it’s often easier to pretend that everything’s fine. You don’t want to burden others, and you certainly don’t want your family or friends to feel like you’re not capable. Asking for help, planning ahead, and making decisions before a crisis forces your hand doesn’t make you weak. In fact, it puts you in control. As my mom used to say, “You’re in the driver’s seat.”  

I’m currently working with a vibrant client who's taking a proactive approach to rightsizing—we’ve explored 55+ communities, toured a retirement residence, and I’ve even had the joy of meeting their fun-loving extended family; having a plan in place makes the journey smoother, more empowering, and far less stressful than waiting until a crisis forces a rushed decision.

Having a plan doesn’t mean you have to make big changes immediately. It might be as simple as deciding to bring in a little extra help around the house, or garden, installing grab bars in the bathroom, or even starting to declutter so that when the time comes to downsize, it’s less overwhelming. Having your home assessed for resale, may include a few simple updates to ensure your home sells for top dollar. (Before spending money on any repairs or updates, feel free to ask me first as most updates should be minor nothing expensive or extensive.) Go on a few tours of retirement residences, calculate your costs to stay and or to move. These small actions can create peace of mind and help you move forward with confidence, knowing you’ve prepared yourself for the future in the way that’s best for you.

Whether you decide to stay in your home or explore other living options, the key is having a plan. It’s not about waiting for the perfect moment; it’s about being proactive. If you wait too long, you might miss the window of opportunity where you could have made changes on your own terms. Planning for what’s next allows you to maintain your independence and ensure your needs are met, without feeling like a burden or like things are spiralling out of control.

When you plan, ask for help or guidance, you are living life on your terms, not waiting for circumstances to take that control away from you. Whether you stay or go, having a plan puts you in charge of your next chapter. Are you or know of someone who has questions or is ready to look at rightsizing options? Ask HELM! I’m always just a phone call away! 

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

Because letting go isn’t just practical—it’s personal.

You might not be planning a move right now. Yet for most of us who are lucky enough to live a long life, the day comes when home maintenance starts to feel more like hard work. Whether that moment is approaching or still years away, many of us look around and realize we’ve gathered a lifetime of stuff. And while much of it holds meaning, sorting through it can feel overwhelming—physically and emotionally.

Even when the reasons to rightsize are positive—like simplifying your lifestyle, reducing expenses, or moving closer to family—those changes can stir up fear and resistance. There are many reasons people hesitate to declutter, and all of them are valid. Some worry, “What if I regret letting something go?” or tell themselves, “I’ll deal with it later.” Others are unsure of an item’s value—asking, “Is it worth anything?” or “What if someone in the family wants it?” Sentimental items can be especially difficult to part with, as they often carry the memory of a loved one or a meaningful chapter of life. For those who’ve lived through periods of scarcity, holding on to things “just in case” can feel wise and necessary. There’s also the emotional weight of gifts and inherited items—letting go can feel like dishonouring the person who gave them. And for many, these belongings are deeply tied to identity, whether it’s a past career, a lifelong hobby, or a role once held in the family. On top of all that, the sheer scope of the task can feel overwhelming, making it hard to even know where to start.

But there’s power in starting small—and starting now. Tackling things little by little gives you more control over your future and relieves pressure on your family later on.

Letting go doesn’t erase the past—it honours it. You are not your stuff. And memories don’t live in objects alone. Take a photo of something meaningful and jot down the story it holds. Share those stories with loved ones. Keep what you use or truly love, and let the rest go with gratitude. Now is a wonderful time to start gifting meaningful items to friends and family. Let your loved ones know you're beginning to pare down your belongings, and invite them to share if there's something they would like to have—either now or in the future. If you are not ready to gift it  yet, consider labelling it with their name using masking tape and placing it underneath. It’s a simple gesture that helps ensure special pieces stay connected to the people who will appreciate them most. My husband’s grandmother had done this with a painting he unexpectedly inherited—now proudly displayed at our entrance, it’s a daily reminder of her thoughtfulness.

A few simple, practical steps can help you begin. Block 30 minutes in your calendar—maybe once a week, every other week, or once a month.  Whatever works for your pace. I’ve heard of people who invite a friend or family member to join in, not just to help sort but to reminisce and celebrate the journey as you go.

One easy way to start is get 5 boxes or bins. Write on each one “TOSS” “KEEP” ”SELL” “GIFT  and “NOT SURE.” You don’t have to finish decluttering your house in a day! In fact I don’t recommend more than 30 minutes to an hour at a time. Tackle a small job, like an entrance way, top of a dresser, side entrance or bathroom drawer! If you think certain items may have value, consider getting them appraised and insured.

In next month’s newsletter will share ideas on how to efficiently use these five boxes to keep momentum going from room to room. 

If the thought of decluttering feels overwhelming, you're not alone—and you don’t have to do it by yourself. I’d be happy to connect you with trusted professional organizers who share a compassionate, thoughtful approach and can support you every step of the way.

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

One of the shifts I’m seeing in my work with older adults and their families is the growing trend of multigenerational living. More seniors are planning to move in with their adult children—and often, their grandchildren—and it’s easy to see why. While financial relief is a motivator, what truly sustains these households is connection, purpose, and mutual support.

A couple I’m working with is just about to embark on this journey. They’ve decided to downsize, or as I prefer to say, rightsize and move in with their adult children—offering the same support they once gave their own parents. With the grandkids now grown and out on their own, this new chapter allows them to stay involved in family life, while also having the care and connection that will help them age in place successfully.

In many families, the roles shift over time. Grandparents who once helped with daycare or after-school pickups are now receiving support themselves. Their adult children are creating space—physically and emotionally—for them to feel safe, supported, and valued at home.

That’s what I see again and again. These homes become places where support flows both ways—whether it’s help with appointments, shared costs, or simply time spent together. Roles evolve, but the heart of family stays strong.

Multigenerational living isn’t for everyone. It takes planning, flexibility, and open communication. But when it works, it’s not just practical—it’s powerful.

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

Estate planning is more than just drafting a will—it’s about ensuring your wishes are honoured, protecting your loved ones, and minimizing potential conflicts after you’re gone. As a Seniors Real Estate Specialist (SRES®), I’ve unfortunately met people who, as my mom used to say, “didn’t have their ducks in a row.” The outcome can be stressful, sad, and entirely unnecessary. In British Columbia, estate planning can include a will, power of attorney, representation agreement, and advanced care directive, each one playing its own role in covering all the bases.

What Is Estate Planning? Estate planning involves the process of organizing your assets, appointing trusted individuals to make decisions on your behalf, and setting instructions for how you’d like your estate managed and distributed. A well-developed plan also typically includes various estate planning documents, such as wills (including a living will), powers of attorney, a list of estate assets, and funeral and burial wishes. 

1. Will: Outlines how your assets will be distributed after death.

2. Power of Attorney: Appoints someone to manage your financial affairs if you become unable to do so.

   In British Columbia, two types of power attorneys deal with finances and property: general power of attorney and enduring power of attorney.  

3. Representation Agreement: is where you write your instructions and name someone to make your health and personal care decisions if you become incapable.

4. Advance Care Directive: Specifies your preferences for medical treatment in case you cannot communicate your wishes.

This all sounds morbid I know, yet important.  Without a comprehensive estate plan, BC’s laws will determine how your assets are distributed, which may not align with your wishes. Estate planning can help you minimize taxes and probate fees, can provide a philanthropic legacy, and peace of mind as well as reduce the risk of family disputes, protect vulnerable beneficiaries, such as minor children or dependent adults and ensure your health care and financial preferences are carried through with. 

When it comes to selecting a lawyer, choose a lawyer who specializes in estate planning and is familiar with BC’s      specific laws and regulations. Seek referrals from friends, family, or trusted advisors who have had a positive experience.  If you need guidance or referrals to trusted estate planning professionals in BC, feel free to reach out—I’d be happy to connect you with vetted lawyers you can speak with.

Estate planning is not a one-size-fits-all process. It’s an opportunity to make thoughtful decisions about your legacy and provide peace of mind for those you love.

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

June 1-7 is B.C. Seniors’ Week and a time to celebrate, recognize and honour older people in our province.

This is a time to celebrate seniors and their many contributions – providing an opportunity to acknowledge and celebrate the integral part seniors play in communities across British Columbia.

Every community will be hosting events this week and beyond! Check with your senior centres and rec centres! 

We all know someone whose wisdom and heart have made a difference in our lives. Showing respect and gratitude to the older adults in our lives is simple, and there are countless ways to express our appreciation for their contributions. Here are a few thoughtful ideas:

• Offer a heartfelt “thank you”

• Reach out with a visit, a phone call-  just to check in and say “hello”

• Lend a hand with errands or daily tasks

• Assist with outdoor chores

Read BC Seniors Advocate Dan Levitt’s statement.