IRAC and the role it has for renting and/or buying on PEI

If you have spent any time on a PEI Facebook group, then you have probably seen the term IRAC. Whether it is someone complaining about the price of heating oil, the cost of gas, whether gas will be going up or down at the next price adjustment, unfair rental rules, who to talk to if you think a landlord is taking advantage of a renter, where to find rental regulations or forms, the list goes on. Islander’s routinely lament about what IRAC is doing and we often do it no matter what stand you take. Something is alway’s IRAC’s fault.

But what is IRAC and how do they “control” so many aspects of Island life?

What is IRAC?

IRAC stands for the “Island Regulatory & Appeals Commission”. It is a non-governmental agency that has been put in charge of regulating many aspects of Island life, including:

• Petroleum

• Electricity

• Rentals

• Lands Protection

• Municipal

• Water & Sewer

• Auto Insurance and

• Waste Management

With regards to relocating to PEI, there are 2 areas that IRAC would impact your relocation process - renting and land’s protection.

Renting on PEI & IRAC

If you are renting a property on PEI, it is now required that you sign a rental agreement and it should be a rental agreement on the forms provided by IRAC. If you have any disputes with your landlord, then the dispute would be heard by an IRAC commissioner and an order will be issued based on that hearing. Additionally, the responsibilities of both the tenant and the landlord are outlined by IRAC.

IRAC also sets the limit that a landlord can raise the rental rate. One important thing to note is that rental increases follow the calendar year, not your lease. So if a unit is able to raise their rent on October 1 but your lease runs from July 1-June 31, your rent can be raised in the middle of your lease. But there are standardized forms and requirements of notice that must be provided to you set out on the IRAC website.

There are so many in’s and out’s about renting that if you have any specific questions, you can always reach out to IRAC. They usually get back to you in 2-3 days of receiving your question.

Buying on PEI & IRAC

Many provinces have a rental regulation agency so it shouldn’t have come as any surprise that there is a rental regulation board here.

However, one additional role of IRAC is to enforce the PEI Lands Protection Act. And what is the LPA of PEI you ask?

The issues involving land ownership and land use in Prince Edward Island began in the early history of the province. The Island was initially divided into sixty-seven 20,000-acre lots or townships. These lots were allocated in advance of settlement to a relatively small elite group of absentee proprietors. Over time, the land was purchased from the absentee landlords and returned to local ownership.

Issues associated with absentee landlords resurfaced again in the 1960’s, as non-residents began investing in local real estate throughout the province. As a result, substantial amounts of land in the coastal areas fell out of the control of local residents. In 1972, Government introduced amendments to the Real Property Act  to restrict the purchase of land by non-residents.

In 1981, an application by a non-resident corporation to acquire 6,000 acres prompted public concern over the perceived impacts of land ownership distribution and its implications for the future. Some viewed this as giving pre-eminent control of the province’s agricultural industry to one company. This led to the introduction of Bill 37 – the Lands Protection Act (the Act) in 1982.

So what does this mean for you, as someone who is looking to relocate to PEI?

If you are buying property on PEI and you are not yet a current resident (of PEI), certain properties will require an application to IRAC; when the property is larger than 5 acres and/or has in excess of 165 feet of shore frontage (Shore Frontage Regulations). This application is completed by a lawyer and submitted on your behalf. In addition to the extra legal fees of completing the IRAC application, there is a fee that is either $550 or 1% of the agreed upon purchase price.

If an application to IRAC is needed for the purchase of a property, an additional clause is written in to the Agreement of Purchase and Sale by the buyer’s REALTOR®️ . The conditional date of the clause often coincides with the hearing schedule, seen here. Often, if a property would not require an IRAC application and would be geared to off-island buyers, you will see a note about it in the property description.

The entire goal of the Lands Protection Act is to keep the land in Islander hands. So there are advertising guidelines that must be followed when listing a property for sale and bringing a non-resident buyer. Please note that this Act is in addition to the Foreign Buyer restrictions put in place by the Canadian federal government in January 2022 which has been extended until 2027. (More information on that here).

All in all, if you are planning a move to PEI and what to chat about what the process looks like for you, then please reach out. Even if you are concerned about whether or not a rental is a scam, I am happy to help - I did have am acquaintance reach out because she was concerned she was getting scammed on a rental and I was able to confirm for her that it was a scam, saving her the money that she would have lost. Navigating finding a rental from away can be very intimidating and there are some not so pleasant individuals out there looking for an easy buck and unfortunately, PEI right now is prime for these scams. The rental vacancy rate in Charlottetown is still extremely low. (See graph below). We are always wanting to help make a move as smooth as we can - it’s how Blue Door Properties PEI operates.

Historical vacancy rates in PEI for rentals. Based on Q2 numbers

Our Winter Staycation at Mill River Resort

On the weekend of January 24-26, we took the kiddos up west to stay at Mill River Resort. During the summer, this is a big destination for golfers but during the winter it is a great place to take in some of PEI’s snow fun.

Special drinks for the kids - who doesn’t love a Shirley Temple??

We decided to take the kids up to Mill River before Christmas and we worked the idea into our Christmas gifts. Each kiddo got a new sled from us (Tyler picked up some awesome inflatable sleds from Costco for the boys) and then we got a foam sled with handles that make it possible to be worn on the back to walk up the hill for Ellie. They also got new winter gloves and Ellie got some needed winter boots. All of these winter themed gifts were part of the surprise of going away as a family for the weekend.

Prior to this weekend, we had not stayed in a hotel with the kids (other than a drive from NS to PEI that got snowed out by Amherst). This was a big step for us as a family of 5 whose kiddos are getting older. We got a double queen bed room with a roll-away cot.

Mill River has some different packages available for the winter months. We went with the Fun and Frosty 2-night stay which included: 2 night stay, $100 gift card to the restaurant and 2 day activity passes (aka, unlimited time on the tube hill, snowshoe rentals, cross country ski rentals, outdoor ice-skating (skates not included) a horse-drawn sleigh ride, and unlimited access to the Aquaplex facilities and game room). Additionally, when we arrived, they gave us a schedule of weekend activities, some that we did do and some that we didn’t, which included face painting, scavenger hunts, mini-stick tourney’s and more. The trails around the golf course, for skiing and snowshoeing, as well as the tubing hill were all groomed trails. This made it very easy for the kids to just “do their thing.”

To say that the place was busy is an understatement. For a random weekend in January, I was surprised by how many people were there. I’m pretty sure there was like 7 people there with their families who went to school with Tyler. We saw familiar faces around every turn and it made it feel more comfortable for the kiddos. We ate some good food at the restaurant, they had pick-up options or room service options as well and the kids really got great experience eating at a sit-down restaurant (also something we don’t do very often).

And I haven’t even mentioned one of the best surprises. In the ballroom, they had 2 inflatable bouncy obstacle courses set up to be used at any time. If you needed to get some energy out but didn’t want to get dressed to go to the pool or outside, the bouncy “castles” were there for you.

All in all - it was a great weekend away. 10/10 would do it again.

Why do I love working with those making the jump to relocate to PEI?

We just had a closing on a house with another buyer who is making the move to PEI. They are in the process of setting up their life here and it really made me think about how much I love working with clients like this.

When you work in real estate, there are many different types of clients that you can work with, and that I have worked with.

First time homebuyers (also a favourite of mine - it’s the teacher in me)

Move up buyers

Downsizers

Investors

First time investors (also a favourite of mine as that is how we started our real estate journey)

and

Transplants.

For those looking to make the move to PEI, they can often be met with a good amount of hate, especially if you ask any questions about making the move to PEI on the Facebook group “Ask PEI.” If you happen to make that mistake, you will be answered with a couple of good answers, and a whole lot of sarcastic answers about needing a doctor, there being no housing, the influx of new Canadian’s, the lack of working opportunities and also, so much traffic. It can seem that PEI has lost so much of the spirit that many of us are drawn to. So why am I going against this trend and looking to welcome as many new islanders as want to join us on our sandbar? Because I am a transplant myself.

In 2009, I made my first move to PEI. I had been coming here since before I was born and I will tell everyone that I am not an islander. (By definition, you must have been born on on PEI to be consider a TRUE islander, and I wasn’t. It doesn’t matter that both of my parents were born in Charlottetown, that I still have 3 grandparents living in Charlottetown, that my husband and 2 of my children were born in Charlottetown. I was not and I am perfectly happy with that.). I made the move in 2009 to attend UPEI and completed my Bachelor of Education. After I was done with that degree, I packed up my vehicle and moved to northern Alberta to start my teaching career. Well, that position sucked and it was only a matter of a few months before I was moving back to PEI.

I stayed on PEI for a number of years before deciding to head abroad to teach in England. While I was over there for 14 months, my relationship with a lovely island boy started up and in 2014 we both made the move “home” to PEI to start our life together.

In 2019, for a new position for my husband, we then moved our family to NS where we lived until fall 2022 when we have made the most recent move home.

When the opportunity presented itself, we have always decided that PEI is home to us. It is where we have friends and family that we want to be near. But it is also the place where:

The kids can go to park up the street without us having to worry

The kids can ride their bikes around the neighbourhood

On a rainy Saturday, we will head to Home Depot to get some project supplies and give the kiddos the change to get some energy out (yes we are that family)

Where the neighbours will call to ask if we have a couple of extra eggs because they ran out

Where, on Halloween, we chatted with parents in our front yard while the kids Trick or Treated our immediate neighbours without us.

Where we can let our kids be kids

Where I can volunteer at the kids school with ease and the teachers there will know me.

I love working with transplants because we have a very basic common ground to start from - we are both choosing the Island for our home. So what is drawing you to the Island? What are you dreaming of building when you make the move? The island is waiting for you to start living your island life and it will continue to be here when the time is right for you to make the move.

What can you get for $500,000 on PEI?

Depending on your proximity to Charlottetown, the spread of properties that you can purchase with $500,000 can be wide. Therefore, I have decided to break this down into 3 categories:

1. What can $500,000 get you in the Greater Charlottetown Area?

2. What can $500,000 get you within 20-30 minutes of the GCA?

3. If you can be very flexible with your location on PEI, what can you get for $500,000?

The darkest circle-esque shape in the middle is the Greater Charlottetown Area encompassing Charlottetown, Stratford, Cornwall, and pushing it a bit into Mermaid, Meadowbank and Winsloe.

The second darkest circle is the close proximity to the GCA - pushing out to almost Pisquid, Vernon River, Donagh in the east and Bonshaw, Clyde River in the west and up to Oyster Bed Bridge through Hunter River to the North.

What can $500,000 CAD get you in the Greater Charlottetown Area (GCA).

First, it can get you a family friendly neighbourhood where the kids can free range with their friends. A neighbourhood where you know your neighbours and routinely stop to chat with them on the weekend. It can get you quiet streets where the kids can learn to ride their bikes without too much worry about traffic.

$500K can get you a larger home where there is enough space for 2 living rooms, often 3-5 bedrooms, 2-3 bathrooms. It can get you a home that is somewhat updated and fairly recently built, but it might need a fresh coat of paint.

The property will likely be at least 0.3 acres but if you are pushing your budget to get you into the downtown core, the lot will be smaller.

If you are wanting a bit of a smaller home on a slab with some of the higher end touches, then that is definitely doable for $500,000.

It can mean that your workplace, daycare and the hockey rink that you spend your weekends at are only a 15 minute drive from home. It can mean that your older kiddos can ride their bikes to school. It can mean that your kids can go to the neighbourhood park without you. But that does mean that they need a watch to know when to come home (and that you have to teach them how to tell time).

This property sold for just under $500,000 in the GCA in January 2024. It has 3🛏, 3🛁, updated kitchen, office space, gym space, and a rec room in the basement.

What can $500,000 buy you with close proximity to the GCA (within a 20-30 minute drive)?

It can get you a small community that you can integrate yourself in. It can get you a bit of acreage - enough room that you can have some chickens if you want to start that hobby. It can put you minutes away to great trails like Bonshaw, Winter River, Donagh, MacPhail Woods and so on.

It can mean that the kiddos are integrated in to a small, country school - often a K-9 school. Where they will know the same faces years in and out, where all the teachers know all of the students because there is often only 1 class per grade. This can mean that there is better attention on students who need a bit of extra help because they can be more easily identified.

It can get you a simpler way of life, a step back into the finer things. Like a wood burning stove, room to have a vegetable garden, freedom to put your clothes on the line and let them blow in the breeze. While restrictive covenants can be found in the rural development areas, most properties in the country are not restricted by covenants so you have more flexibility with what you use your space for.

You become a regular at the local grocery shops, like Gass’s in New Haven or Clows in North Wiltshire. You choose to get your groceries at the local smaller shop because it is more convenient which means that your meat is often locally grown and the vegetables were grown by your neighbour.

We worked with the buyers to secure the above property in Summer 2023. It was just over the $500,000 mark in North Wiltshire, PE.

When location on PEI is an open ended question, what does $500,000 get you?

Privacy.

Space.

Flexibility.

Dreams.

This new build home on a slab is located just outside Montague and is available in Spring 2024 for just under $500,000.

What are you looking for in your Island home? Reach out and let me know so I can help you achieve your Island dream.

Exploring PEI's Hidden Gems: A Guide to 4 Unique Neighbourhoods around Charlottetown

As an agent, I love finding these new, hidden neighbourhoods as I’m out running the roads. This list is only a small taste of neighbourhoods for the Greater Charlottetown Area. I will do a separate bit of writing for neighbourhoods surrounding other municipalities of PEI and continue to expand the list around Charlottetown too.

Maryland Subdivision

I’m not even sure where I was going when I came across this subdivision. All I know is that I was cutting across the back roads, with the kids in the car, and they were not too impressed with the idea that Mommy wanted to prolong the drive by exploring this newly found subdivision.

The Maryland Subdivision is located in Pleasant Grove so it is a rural area. The lots are all large and that is a major benefit of rural living versus town living, but it is just beyond the Greater Charlottetown area so easily accessible for those who work in town.

 

I did find many of the homes first built in this neighbourhood to be replications of the same home over and over again, but newer builds are unique and giving the subdivision a newer look. The roads are wide and straight and not a thruway for cars to get somewhere else which makes it an ideal place to let your kiddos be free range. Homes don’t come up in this area often so it is a seize it while you can neighbourhood. Property values in this area over the past two years are in the high $400’s and up to just over $600,000.

Clearview Estates

I have long admired this neighbourhood - like we are talking since I was a kid. We always stayed at “the farm” when we visited PEI and “the farm” was in Cherry Valley so we drove past this development for decades. Since it was first started, it has definitely gotten bigger and the homes in the neighbourhood have increased in size and details (some of the homes there now are 🤩).

Again, you have a neighbouhood with roads that are thruways to no where, with larger lots, an ideal neighbourhood to let your kiddos free-range. Property values here are mid $500’s up to $1M now so there is a wide range of homes in this area.

 

Windsor Park, Charlottetown

Located in West Royalty or actually it probably is Winsloe - (I will be honest, I get a bit mixed up where it changes over. I thought I lived in West Royalty for a while, but it is actually Winsloe.). But anyways, this is a newer subdivision that is continuing to expand the edges of Charlottetown.

Families in this area have the choice of sending their kids to Spring Park Elementary for French Immersion or West Royalty Elementary for English school. It is accessible by public transit and also, not a lot of thru traffic. There is a great park and green space for the neighbourhood.

Because this is a newer subdivision within the past 3-4 years, all the builds are newer and you will find prices a big higher. In the past 2 year, prices have ranged from just under $500 up to just over $600,000.

 

Sunrise Cove, Cornwall

Located just across the North River from Charlottetown, Sunrise Cove is a neighbourhood that has grown substantially over the last couple of years. It is connected to a neighbourhood that started in the 80’s-ish and today has some of the nicest homes in Cornwall.

This neighbourhood has integrated green space for kids to play, lots of quiet streets and a meandering coastline along the river to allow lots of waterfront and waterview properties.

Homes in the newer section of this neighbourhood range from $600 to over $1.2M but if you include the older connected neighbourhood, you can get into this coveted area for $400-$600,000.

 

4 Hacks for Buying your First Property

There are so many steps to buying and owning a house, that it can seem overwhelming to even know where to start. So I have compiled a list of 4 hacks to get you started on your path to home-ownership on PEI.

Know how you are spending your money.

When it comes to owning a property, there is a chunk of money that is required to even buy a property (on top of the minimum 5% down) in addition to the money required to maintain your property. One of the biggest differences between renting and owning is that when the sink is leaking, you as the home owner have to be willing to fix it or pay someone to fix it. There is the very real possibility that you may need to fork out several thousand dollars at a moments notice if something essential stops working (like your furnace in the middle of winter.). Getting a comprehensive understanding of your spending can help you prepare for owning a home and ensuring that you have the funds saved for the eventual rainy day.

If you have read other blog posts that I have written, you will know that I am a big fan of You Need a Budget (YNAB). But that is just one solution to understanding your spending. It can be as simple as a Google sheet that you import your spending to. I remember when we made the decision that purchasing a property was in our immediate future and we wanted to start the financial step of being ready for owning a home. We were just a couple of DINKS, enjoying our late 20’s, who loved food and wine. And we spent money like a couple of dinks, in our late 20’s who loved food and wine. Finally sitting down and looking at how much money we were just putting into our mouths was a big eye-opener. And this was possible because of YNAB.

When you are thinking of saving for a new fridge, to redo the floors in an area, or knowing that the roof is going to need to be replaced in the next couple of years, starting to plan for that saving and spending cycle before you are a homeowner can make the transition easier. Plus remember all those other expenses I eluded to? Closing costs (Inspector(s), lawyer, fuel adjustment, etc), moving costs, things that you now need because you own a house and have to do the lawn and snow removal and everything else…

Saving 5% is not the only way to get a down payment.

To purchase a home, the buyer is required to put money down. The minimum amount that a buyer is required to put down is 5% of the purchase price. This means that if you are buying a $400,000 property, you have to put, at least, $20,000 down. And I don’t know about you guys, but with rising inflation, a 0% rental vacancy and actually living life, saving $20,000 can seem like an impossible task that will take YEARS. So here are 3 hacks to help you get that down payment without saving the entire thing:

• PEI Down-Payment Assistance program (click here for more information):

Eligible applicants can apply to receive a conditionally interest free loan of up to five per cent of the purchase price of a home, to a maximum loan of $17,500. The loan proceeds must go toward the down payment for the home and cannot be used for financing, closing or other costs.

$17,500 is 5% of a $350,000 property - this is an important thing to note as it can be difficult to find a property in the Greater Charlottetown Area that is under $350,000.

• PEI Rent-to-Own Program (click here for more information):

Finance PEI will purchase a home on behalf of an approved program Participant, who will in turn enter a 5-year Rent-to-Own Agreement with Finance PEI on the same day the home is purchased.

This is an interesting option for those that have “other” reasons that they are not qualifying for a mortgage. This program would allow you to purchase a home now and work on the “other” reasons over the next 5 years at which point you would need to qualify for a conventional mortgage. This would be a great option for those who are ready to put the work in to get their finances on track for home ownership.

• Buy with a friend: If you are both able to save for the downpayment (equally) but need help qualifying for a higher mortgage amount, this can be an interesting solution. If you are considering this option, please consult a lawyer to ensure that all eventualities are thought of and planned for.

Get real about the idea of a starter property.

Trust me, we all love watching those program on Netflix and other streaming services that show us beautiful properties and we think that those homes are where we are supposed to be living. I know, for me, I had to really think about the idea of a starter home. When you move out of your parents house, that is the image of “home” that you have in your mind; it’s not the first house that your parents bought when you were 3 years old that cost $35,000. But even if they have a nice home now, chances are that is not where they started. And it’s not where you are supposed to start either.

Consider the following as great options for starting home ownership.

• Condo - These are just starting to become more and more popular in the Greater Charlottetown Area and are a great option for first time buyers. There isn’t as much upkeep as you don’t have to worry about snow removal, grass cutting, roof and exterior maintenance. Downside, they do have a monthly condo fee that you have to budget for but they also tend to have lower heating costs per unit.

• A property outside of the city, within a 30 minute radius can drastically reduce the price per square foot of house that you are buying.

• A property that needs a bit more updating. It can have really good bones and need nothing immediately. The key word ther’re being NEED. Yes the cabinets may be original 1970’s pine, the flooring is scuffed and things don’t look pretty but this is where you can earn yourself some “sweat equity”. And it can pay off big time!

And the last hack for today is:

Rent out space in your home to a roommate.

If you could have someone paying you $1000/month to live with you, and you can do this for a couple of years, then just think what you could do with an extra $12000 per year. New Kitchen? Juj up the bathroom? Save up for a second property?

While it may not be as “fun” to have a roommate, sacrificing a bit while you are (theoretically) younger can pay off big in the long run. Just make sure you are vetting your prospective tenants.

Parlez-vous français?

Official stats from the Government of Canada from the 2016 census puts 75% of Canadians with English as their first language, 23% with French as their first language and almost 18% of Canadians consider themselves bilingual. On PEI, those numbers skew to 96% English, 3% French, and almost 13% bilingual.

Language Stats Infographic - also, this infographic doesn’t actually know where PEI is so, good job Gov’t of Canada

Specific to Charlottetown, because it is a provincial capital, we have all the federal services required of a provincial capital and many of the workers for the federal government and the provincial government must be bilingual. On PEI, having a federal or provincial career is a strong career path based upon benefits provided and financial earnings of the workers. Plus, there is a good amount of flexibility when it comes to sick kids and now hybrid work environments (mix between home and office).

What this has done has put a strong emphasis on having a school program that adequately prepares our population for a bilingual career. With regards to learning in French within the school system, we have several different paths that can be taken that, ultimately, end with the student being bilingual by graduation.

• French School - offered by La Commission scolaire
  de langue française

• Early Immersion - Offered within the Public School Board of PEI

• Mid-French Immersion - Offered within the Public School Board of PEI

• Late French Immersion - Offered within the Public School Board of PEI

La Commission scolaire de langue française runs parallel to the Public School Board of PEI. They have their own buses, their own board, they are a separate school board.

Map of School Zones

List of French Schools

There are also daycares that operate en francais for those families that are primarily French speaking that would also feed right into the schools. I am not super well versed on this system, but I do know I had nephews who did French daycare and then into Kindergarten at François-Buote School in Charlottetown.

As our French population is much smaller, the more common route is through French Immersion within the Public School board. However, one thing that is quite unique to PEI, is that you can start your French immersion education at Kindergarten (early), Grade 4 (mid), or Grade 7 (late), depending on where you live.

Early French Immersion is available in:

• Up West: Tignish, St. Louis, Bloomfield

• Summerside: Elm Street, Parkside, Greenfield,

• Cornwall: Westwood, Eliot River,

• Charlottetown: Sherwood, Spring Park, West Kent,

• Stratford: Glen Stewart, Stratford

• Montague Consolidated.

Mid French Immersion is only available at Gulf Shore in North Rustico.

Late French Immersion is available in:

• Kensington Intermediate-Senior High school

• Charlottetown Area: Queen Charlotte, Stonepark, East Wiltshire and Birchwood

I know from experience as a mother that it can seem very overwhelming when it comes to making the decision to put your child in French Immersion from the get-go of Kindergarten. However, I appreciate that living in PEI, we are able to put off the decision of Yes or No to French Immersion for each child until Grade 7, when we can be more certain of their desire and success.

So one more positive side to raising our kids in PEI.

Digital Resources to prepare you for purchasing a property.

I am a podcast junkie! I love them.

As a REALTOR®️ I spend a lot of time in my car running the roads and during those drives, I prefer to listen to podcasts. Sure, sometimes I do just space out and listen to 90’s and early 2000’s hits (mmmBop, I can hear you playing in my head now), but for the most part, I listen to podcasts. Many of them are real estate related and some of those real estate podcasts would be good for buyers too, but for the most part, they wouldn’t be relevant to the average buyer.

But I wanted to share some of the non-REALTOR®️ related podcasts and other digital resources that can help get you in the right head space and financial space to purchase a home, an investment property, or a future business.

1. “Financial Feminist” Podcast

   Listen on Spotify, Apple Podcasts

   This is one that I have just started listening to. Feminist is not often a word that I ascribe to so if you are anything like me, it can be a bit off-putting. But she said something in the first podcast that really made me think about my pre-conceived notions about money and it really made me stop and become introspective. Which is great but it wasn’t something that I was thinking would happen.

   I have looked through her episode list, and while I haven’t listened to them all yet, these episodes appear to be very relevant if you are starting this journey.

   She has just launched a Financial Foundations Program of Podcasts which are all super relevant plus Episode #’s 117, 100, #63, #59 (remember that mortgages are different in the US but there is probably something useful in there. I will put that at the top of my list to listen to though), #42, #40, #30, #11, #7, and #5.

   While I am sure the ones in between are also entertaining, unless you have a lot of extra listening time, focus on these ones first!

2. “I will teach you to be Rich” Podcast and Netflix Show

Listen on Spotify, Apple Podcasts

So I started listening to this podcast BEFORE it was a Netflix show and even before I knew it was going to be on Netflix. I have to say, I wasn’t a fan of the story structure when it was adapted for Netflix so I did lose some interest in this podcast a bit. But it does also have a book that you can read as well.

One thing that I like about this ideology is that you get to choose what is in your rich life. So if you want to have Starbucks latte’s every day, great. No guilt! But just make sure that you can afford those latte’s. And if you can’t with the money that you are making right now, then you either need to find another way.

3. YNAB

I have talked about YNAB before and I will talk about it again, I’m sure. You Need a Budget is amazing - especially if you are wanting to really buckle down and get a strong grip on your finances. We started using it before we owned our first property, when we both had student debt, and car loans, etc. As for being a homeowner, we find it to be an essential tool because it helps you plan for the delayed costs. Whether it is ensuring that your are setting enough aside every month to pay the property tax bill, saving for the higher oil costs in the winter, or just ensuring that you have some money stocked away for when the washer breaks or the furnace needs repairs.

4. “It’s about Time” Podcast

Listen on Spotify, Apple Podcasts

I like this podcast because, as a homeowner, you are always trying to manage fitting another project in.

You have to find the time to do everything from mowing the grass to managing the gardens, and don’t forget that you wanted to paint the ceilings because whoever did them before was not the best painter and then there is the bathroom reno that you wanted to fit in before your mother comes to visit. Plus you have a full time job and probably a dog sooo….yeah, time management.

5. Instagram account and YouTube Channel - Dad Advice from Bo

Remember that bathroom reno that you wanted to do before your mom comes to visit - do you even know how to caulk your tub?

Between my husband and I, we are fairly capable at doing most things around the house. But I still enjoy seeing his reels come up on my IG feed. I do know how to caulk the bathtub but I also enjoy seeing someone else teach you how to do it - and I totally did forget that you should wet your finger before running it over the bead. And yes, wearing latex gloves would probably make the clean up easier!

If you are thinking of buying a home then it doesn’t hurt to start learning early about how to upkeep that home. There is an infinite number of tasks that need to be completed year in and year out. The more you can do, the cheaper (theoretically) it should end up.

I hope some of these resources help you get started. I’ll be over here looking for a new podcast to add to my library…got a suggestion?

Our laundry list of why we chose to raise our kiddos on PEI

This week on IG, I shared a list of 4 reasons why PEI is an awesome place to live. These reasons included:

1. At its widest, PEI is only 64km wide. This means that you are never more than 32 km away from the ocean. My own studies show that breathing the fresh, ocean breeze is awesome.

2. 15% of the electricity comes from wind. As we make the move towards being more green and efficient, I like knowing that PEI has a plan in place to generate more and more green energy. While the remainder of our energy is imported from the main land, we are seeing more initiatives to create more green energy through both solar and wind.

3. There are over 90 beaches. Take your pick. Whether you want the red sand of the south shore with sandbars that stretch for miles, the white sand of the north shore, bordered by tall sand dunes, or the singing sands of the eastern shore, there is a beach for you to enjoy! Also, side note - there is a shhhh nude beach as well. I haven’t been but I have been told where to find it.

4. There are 2 “cities” and 7 incorporated towns. While many of your from the actual big city would scoff at our classification of the city, we have quite a number of resources available for such a small population. So whether you want the services of the big city of Charlottetown, the familiarity of a small town like Souris or O’Leary, or the privacy of living rural, there are options. Unless you want Costco - then you have to go to Moncton or Halifax (which are only 2 and 4 hours away from Ch’town respectively).

Loving that red-dirt life.

But what about when it comes to raising my kiddos??

For those of you that don’t know, currently, my little gremlins are 6, almost 5 and 3. We were almost part of the 3 under 3 club (missed it by 3 months). And when we decided where we wanted to live, it was a no brainer for us. My husband was born and raised in Charlottetown, I had been coming to visit PEI since before I was born and made the move here myself for my Education degree at UPEI. We left Charlottetown in 2018 for employment reasons and in August 2021, we made the decision to move back!

Despite the easy answer of this is where our family is, there are other reasons why we wanted to raise our kids in Charlottetown.

1. I don’t worry about them

   When I was first becoming a mother, pregnant with our first, I read a lot of forums and blogs about the worries that other mom’s had. It seemed that there was a lot of concern about abducting, you child getting lost, etc. Here, I don’t have those concerns. Our kiddos frequently play in the front yard and ride their bikes around the street and the cul-de-sac across the road from us. And yes - we teach them to be aware of the cars on the road, but I don’t worry that something is going to happen to them. Charlottetown is for the most part a very safe place to grow up.

2. Late French Immersion program

   This will be a head scratcher for many of you Come From Awayers - but PEI has a late French immersion program. You can choose to start your kiddos in French immersion in Kindergarten. But you can also wait until grade 7 for it too. This means that they get a strong start on learning to read in English for grades K-6 and in grade 7 they start French Immersion. I like this model because learning everything in French and English from the get-go can be overwhelming for many kids. When they are in grade 7 - you can be more confident (in my opinion) that they will succeed and that they are motivated to learn the French.

3. Advanced School options -

   While we are still several years away from this, and it may change by then, there are great options for advanced school programs when they get to high school. Whether you are wanting your kids to take the IB (International Baccalaureate program), advanced courses, or even if they excel at athletics, there are options in Charlottetown. The Mount Academy is a newer private school in Charlottetown. We also have several other private schools.

   Immanuel Christian School

   Grace Christian School

   It won’t be a surprise to anyone who knows me that I consider myself a nerd. Academics are something that is very important to myself and my husband so I am glad knowing that there are many advanced option for my also (hopefully) nerdy kiddos.

4. Okay, so in addition to being nerdy, I am also a bit naive. I know that there are drugs and other issues for teens growing up in today’s world. But I think it is better on PEI. I just don’t think that our kids here are exposed to the same level of things as in other cities across Canada or the world. It’s been several years since I have worked in the school system here on PEI, but I don’t think things have changed that much in the past 10 years. But I would love to hear if you think it is the same?

This is only 4 reasons why I chose PEI as the place to raise my kiddos. And this is in addition to the long list of family that we have nearby to provide support and help and love as we are raising our kiddos.

I would love to hear if you have any other reasons why you think PEI is the best place to raise your family!

7 Chores to do Next Weekend

The fall market is just around the corner. This is the last weekend of the summer, school goes back into session next week. So while this weekend is being spent taking the last weekend trip to the beach and getting lunch prep set up, you can also start thinking about what you will do next weekend to get the house ready for the fall market.

1. Pre-pack away the summer gear

   Chances are you are done with the beach gear, the camping gear and the swimming gear. If a move is in your seasonal future, then pre-packing away the summer gear (in a properly labeled container, neatly stacked in the corner with the other pre-packed containers) is a great first step. And go ahead and pack away all the seasonal clothing that you aren’t going to be using until next year.

2. Get the planters ready for Fall

   Without the summer heat, the flowers that you have planted by the front door are going to start to, well, there is no round-about way to say it, die. The stores are showing off their fall foilage at their entrances with the potted mums. Grab a couple to put together a great porch-montage.

3. Clean up the gardens and re-mulch the surface

   Tended gardens make the first impression buyers make when they show up to your property a good one. From the moment they step out of the car, they are greeted with a clean, tidy, managed property.

4. Organize the tool shed and/or garage

   After a busy summer of beaching, camping and enjoying the outdoors, sometimes the garden shed and garage can get a bit disorganized. Take the time to ensure that everything is back in its place. When we have things strewn all about, the assumption buyers make is that there isn’t enough storage (or else you would be utilizing it). The more organized and tidy a place is looking makes it appear bigger to buyers.

5. Windows and Screens

   Between the fields being plowed and planted, the flowers and trees releasing their pollen and other particles in the air, our window screen can get pretty gummy looking. By cleaning the outside of the windows and the screen, we can make the world look brighter and sparklier to buyers - making your property outshine the others they are considering.

6. Yard edging

   Again, while this may seem tedious and an extra superfluous step, it is just one more thing that makes buyers think that you are meticulous in all aspects of tending to your house. This will provide the image that you are very good at maintaining your property and therefore, your property is better cared for than others. Aka - an edge!

7. Purge the closets!

   With the change in season, and a move in your future, take the time to go through your closet and get rid of the seasonal clothes and items that you didn’t use this year. When your closets are packed full, buyers will have the impression that there isn’t enough space to store things. Do this for you, your partner, the kiddos, and the dog too! Purge Purge Purge!

   When you are putting next season’s clothes into the closet and drawers, ask yourself if you really need all these pieces. Take this time to get ahead of the task for when you move. Channel your inner Marie Kondo and ask yourself if the jeans you wore in university (and have been holding on to because you will fit into them again) still bring you joy??

Preparing to list your house can be a big task - but the 7 steps above can be done in a weekend. Do as much or as little of them as you can and start checking off the list.

And if you need some help deciding what you need to focus your time on…give us a call! 📲

Don’t Forget about the Fall Market

It is (pretty much) a universally accepted truth that the spring and early summer is the hottest time to buy and sell real estate. As the school year winds to an end, many people see the summer months as the best time to transition to a new home. Whether you have kids in school or not, our minds have been trained to see the spring as the time to list a house with the intention of selling for the best price.

But what about if you have to sell in the fall, or even crazier, over the holidays in December. What about if you are looking to buy at a time that doesn’t have all the hype and potentially inflated prices and stress-levels. What if you are trying to avoid getting into a multiple-offer frenzy and feeling like you lost your dream home (if you didn’t have the “winning” offer)?

The fall offers a secondary bump to the housing market that can be often overlooked and forgotten. From late September to early November, we see an increase in the number of houses that are listed and buyers are reinvigorated after a summer hiatus. Those who are wanting to be settled into a new home before the holiday season take one last swing at a new home before potentially settling in for a long winter’s hibernation.

So what can you expect from a fall market and why is this a good time to get back into the swing of buying and selling a home?

1. Less competition than the spring with more options than the winter.

   A fall market is often less frenzied than a spring market. You can (probably) expect to not have as many other buyers out there looking with you and offering on the same property. This means that there is a greater chance of getting the house you want for a good price.

2. Sellers are motivated.

   Many of the sellers in the fall market are either those who have to move (for work relocation or another “need”) or they tried to sell their house in the spring market and for one reason or another, it didn’t sell. They are using the fall market as one more chance to get into the new house they are wanting before the holiday season kicks into high gear.

3. The fall is a lovely time of year to get out and see houses.

   Without the heat of the summer, people are re-invigorated to get out and tour through Open Houses and Drop In’s. There are many activities that start back up in fall and on PEI, fall festivals are abundant. From apple pickings to corn mazes to festive celebrations like “Fall Day in the City” many people are out and enjoying the colours of the fall. So you can capitalize on the excitement people are already feeling.

4. You have enough time to get settled before you need to worry about the holidays.

   Many closings take between 30 and 45 days. This means that the latest you can get an accepted and firmed up offer to be moved and settled by the holidays is pretty much Halloween.

5. Unless you have to, no one wants to move in January to March.

   Those months on PEI are windy, slushy, dirty (with the red mud) and generally not the most pleasant days of the year. So most people just want to stay put. And what better place to stay put is a new-to-you home.

So if were disillusioned by the spring market, beat to the punch on any property you saw yourself looking at, and/or wanting to give your property another shot at shining to potential buyers, now is the time to be getting your property ready for the fall market.

Stay tuned for easy steps that you can do to prepare your home for being listed in the fall -that can all done in 1 weekend.

5 Instagram Accounts that wonderfully feature life on PEI

When it comes to social media, Facebook is still king. But I prefer to scroll through IG as it shows more of what is going on in my locale rather than specific to the people in my sphere.

Compiled here is a list of 5 Instagram accounts that do a fantastic job of featuring life on PEI.

1. @TheRedheadRoamer

Stephanie McQuaid runs this account. She works as a Nurse and shares many job opportunities within the health care system on PEI. She has a passion for photography and photographing her Island home and sharing it with the world.

2. @peicameraroll

Harley is the face behind this account and also has a Facebook group under the same name (PEI Camera Roll). She is dedicated to sharing the beauty and essence of the island with the world

3. @welcomepei

This account is the local insiders page for PEI travel. Whether you are trying to figure out what to see while you are visiting PEI or you are wanting some ideas for a staycation, this is a great account to follow.

4. @aviareyes

Via Reyes is this name behind this account and she shares some great ideas of places you should visit on PEI.

5. @with_my _four_sons

This account is a great combination of life with littles (which I can relate to) and pretty home interiors (which I love looking at). Robyn Gallaway-Horne does a great job of featuring life with chaos in a beautiful surrounding. Sometimes life on PEI can seem small but not through this lens.

I know as a local “Islander” (and I do use the quotation marks there as my brother will gladly remind me that I am not an official Islander") I often avoid some of the more touristy places to not be caught in the crush but this means that I can miss some of the best places on PEI. I really enjoy seeing these photos and examples come up on my IG feed, reinforcing my love of living on this Island.

This Island is my home and I love it! 🥰

And my bonus list of IG accounts today are some Real Estate PEI accounts that I really enjoy looking at. '

• @maritimevintagehome

• @blisshomeinteriorspei

• @modernhousestaging

• @toshcohomestore

• @interiors_by _Robyn

5+ PEI Facebook Groups you should be in

So you live in PEI but want to know what is going on around you, you don’t know what you don’t know, and you want to sell that extra TV in the basement easy peasy.

Here are 5 PEI-local Facebook groups that you should be a part of.

• Ask PEI - this is your go-to group for anything that you want to know about PEI. Need a referral for a business or trades-person, want to know the story behind the abandoned house down the road, or what help finding a lost amazon delivery package, Ask PEI is the place to go.

• Prince Edward Islanders By Choice - if you are moving to PEI from away and you are choosing to be an islander, rather than one by birth, then this is the group for you. If you need help navigating life as a new islander with those whose appreciation of the island is the same as yours, then these are your people.

• DayCare Providers - PEI - needing childcare when you relocate to PEI, this is the second stop on that journey. There is an official registry organized by the province for any of the regulated centres. But chances of getting one of those spots for a child that hasn’t been on the list since they were born is slim to none. So, securing a spot in a private centre or in-home daycare may be your best bet and this is the group to find that spot.

• If you are looking for a rental or a home to purchase, there is a number of options for groups that you can look in. I cannot say which if any are better. If you have some experience with these groups, then please let me know your thoughts:

  • PEI REAL ESTATE , RENTALS AND CONTRACTORS

  • Prince Edward Island Houses/Apartments for Sale/Rent

  • Rentals PEI

  • P.E.I. Real Estate Listings

  • PEI Buy Sell Rent Houses and Apts and Property

• Of course, there is an infinite number of different groups so this is just an abbreviated list. Again, if you have a favourite group that you think should be added to this list, please let me know.

  • PEI Buy, Sell, Trade, & Share

  • PEI furniture/household

  • PEI kids /buy/sell/swap

  • Buy, Sell, Trade Baby/Toddler/Kids PEI

• And lastly, PEI Weather Discussion - updates on what weather is coming our way. Stay prepared for the next nor’easter, hurricane or heat spell coming our way.

  After reading through this list, what PEI Facebook groups do you think I need to add?

  Also, for bonus, here are some of my favourite hashtags to follow in IG if that is your favourite platform.

• #discovercharlottetown

• #pei

• #explorepei

• #princeedwardisland

• #welovepei

• #AtlanticCanada

• #maritimes

Sprucing up the front of your home for spring.

It is May, spring is here, the sun is shining a lot of the days and your neighbours are coming out of their winter seclusion and spending time in the front yard again. As we begin to make our list of all the house chores we want to get done over the next couple of months, now is a great time to put “Sprucing up the front of house” on that list. ✔️

So here are 9 things that you can do to spruce up your curb appeal.

Paint your front door.

One of the easiest ways to freshen the look of your home is with a new coat of paint on the front door. If you are wanting to be trendy, take a look at Pantone’s Color of the year, Viva Magenta. I’m currently trying to decide what colour I want to paint my front door - maybe Provincial Realty blue would make a good choice?

Pressure wash your front deck and sidewalk

Giving that space a good cleaning can do wonders for a freshened look. Did you know that you can rent these tools from Home Depot’s rental department? Check out all the options here.

Source: Google Images

Add cold-hardy flowers to pots or front gardens

Yes, frost is still a possibility and actually the last frost date on PEI is not until June 20th this year. So make sure that any plants you are putting in the ground outside are cold hardy plants, like pansies. Adding a planter of pansies to your front area instantly makes it seem like a happier and more fun place to be.

Remulch your gardens

Spring roadside pickup has started so now is the time to clean-up your gardens. And while that can make a huge difference, that final step of adding the mulch just ups the ante that much higher. You can grab the bags at Kent or Home Depot, or you can call a local gardening supplier and have them deliver the mulch by the truckload to your front yard.

Add Spring Decor

Adding a spring wreath, a brightly coloured “Welcome” sign, a happy mat are 3 more options to freshen the feeling of the front of your house. Put away the winter wreath that has pine boughs and pine cones with red plaid ribbon and bring out a forsythia inspired wreath for a breath of freshness.

Check your outdoor lights

If you are anything like me, you avoid any home maintenance tasks outside in the winter, because it’s cold. But I guess I should get around to figuring out what’s going on with one of the outdoor lights - does it need a new bulb or is it something more? If the style of your outdoor lights just isn’t doing it for you, this is a great time to update them to something more modern, that provides more light.

Change out the key lock for an code lock

While this won’t really make the front of your house look any better or more fresh, it’s so handy to not need a key. So now that we can have the doors open for 20 minutes while we change out the lock, take advantage and make accessing your house just that much easier.

New knobs?? Painted knobs??

And while you are taking that door apart, what about freshening up the look with a new knob. There is a personal aesthetic that you are drawn to and maybe the knob on your newly painted front door just isn’t doing it for you anymore. So CHANGE IT or paint it. Make it work for you!

And lastly…
Plan out a freshened garden space

In a couple weeks, it will be planting time so what are you going to be putting in baskets, planters and the front garden? I am a huge fan of perennials that I can plant one year and then they grow and fill and grow and prosper. I will have more to follow about my favourite plants for easy maintenance and great looks! Planning ahead will help you at the garden centre from buying ALL THE PLANTS!!! Your partner will thank me!

So put on some sunscreen, a sunhat and make your property be a shining example of loveliness.

Why I love working with First Time Homebuyers!

Now, I am not saying that I don’t like working with other clients - let’s just get that said first and foremost. But first time home buyers are a totally different kettle of fish than working with move up families or down-sizing retirees or investors. And here is just a few of the reasons that I love working with First Time Homebuyers (FTHB).

I'm a TEACHER!

We are going to start off with that! If you know me, you know that in a former life, I was a math and science teacher. I remember a day when I was 6 years old, in Primary, in Nova Scotia - I can vividly remember the whole scene of being on the playground, watching my teacher in action. I knew on that day that I wanted to be a teacher.

I flirted with some other ideas throughout the years…surgeon (too much school and work), fashion designer (I actually have no fashion sense but I loved drawing dress designs), conservationist (save the wetlands). But it always came back around to teacher. I was even a teacher when I was in high school myself. The night before our grade 10 math exam, I had my friends over to try to teach them all everything they needed to know - writing the notes on my mirror with dry erase marker.

But ultimately, in the end, after several years of teaching, I had had enough of it. There were things that I did love about it but there was also things that I didn’t love about it. And when I moved back to PEI in 2014, I didn’t want to start all over again doing the rigamarole of subbing, contracts, over and over again for years, hoping to eventually land a permanent contract in Charlottetown.

Working with FTHB’s though does heavily lean into my teacher side. Working with them through the process of what to look for in a house, how to pick a mortgage, how to buy a house when you find one you like - I’m just instructing and guiding my clients, much like I hope I did my students.

From the moment I first meet with FTHB through the client consultation and then through looking at houses, you can see them gain more confidence with how they approach homes.

You see more houses!

Most people are not like Tyler and I who only look at a few houses before they buy. Usually with FTHB, there is a longer process of finding the right home and also, helping to keep them from getting frustrated by the process. And let’s be (more) honest here - I love looking at houses!

Talk about “alternative” options

Have you thought about buying a property that can then become a rental and generate more income and wealth for you? Have you thought about using the basement unit as an AirBnB instead of a long-term rental to help generate MORE income? Let’s get creative with how you can make your property work for you, not just provide you with a place to live.

When you are looking creatively at properties, rather than a place to get emotionally attached to, the process of shopping for properties changes entirely. I find that it also helps the buyer to be more rational when looking at a property. Because of this approach, I myself am not one to get emotionally attached to a property. It doesn’t make me sad that we no longer live or own the properties that I brought my babies home to, or where they had their first baths or took their first steps.

I do find that helping FTHB remain emotionally detached from the process can help them make better decisions, not get caught up in the emotions, and be more confident in their purchase and the price that they are putting on it.

Every buyer brings their buying history and expectations and it is my job to work with all that they bring to find the right next property. But finding their first property - that is an extra special project.

Why is NOW the right time to sell your home?

I want to start this article with the preface that now could be literally right now, March 15, 2023. Now could be this coming summer or fall or now could be 3 years from today. The “now” that I am speaking of is when you enter into a season of life that makes the “now” now. Now, on to the article.

Selling your home is a BIG step. Not only are there a lot of logistics that have to happen and be planned for, but there can also be a lot of emotions, both positive and not so positive that can go along with it. Even just the process of deciding that now is the time to move can be a topic of discontent in your home, between spouses, between parents and kids, brothers and sisters and even neighbours. So as you evaluate the season of life that you are currently in and wonder if now is the right time for you to sell your home, here are a couple of nows that you may find yourself in that would make it a great time to sell.

Your home is toooooooooooooo big!

At one time you had 2, 3, or 7 kids and now they are grown up and moved on. Congratulations!!! Maybe you have some grandkids that come over and stay, but you no longer need all the extra bedrooms. Maybe what you need is more flex space??? Maybe now that the kids are grown, you want a space that is more reflective of you and you would like to have those extra features like a quartz countertop because you don’t have to worry that your 3 year old is going to use it as an oversized colouring sheet. 🙄

I don’t want to say, “Now is the time to downsize” because not necessarily does the house need to be “smaller” it just needs to be more functional to your life today. So “now” could be the perfect time to get you into your right sized home!

Your home is tooooooooo small!

At one time, it was just you, your partner and a dog. But now, you have 3 little gremlins running around and you need more space (Hello World😵‍💫). Now is the right time to be thinking ahead to what school district you want to be in as well. This can seem a bit overwhelming for sure and the idea of moving with young kids can seem insane! But it is so nice to know that you are in the home that will raise your kids. So if you are already out of space or you can see your family running out of space soon, “NOW” is the time to be planning your move.

Your needs from your house has changed.

I really see this being an issue for people who bought their home 5 years ago, and while your life hasn’t changed that much, maybe you now work from home and need a dedicated office space. Or maybe you spend a lot of time watching chicken reels on Instagram and you want to get in to homesteading because how hard could that be? Or, maybe as much as you love your home and your neighbours, you just want more space to let the dogs run and moving out of town is the best option for you! Whatever it is, your space is no longer meeting your needs - so “now” is the time to change your space!

Porting a mortgage

As I write this in March 2023, mortgage rates are at a high. Currently, prime sits at 6.7%. So many people are wondering, why would I sell my home NOW? My mortgage rate on my house is currently ?2%? maybe? But porting your mortgage is where you take the mortgage you currently have on your house and move that mortgage to a new house! You don’t necessarily have to give up that fantastic rate that you have. I, while a lover of the maths, am not a mortgage specialist so my actual advise is to talk to a mortgage specialist about porting your current mortgage to a new property. Not all mortgages can be ported (I’m looking at you variable rate mortgage) so you need to check in to see if this is an option for you.

Because you want to!

The last reason is because you want to. Nuf Said!

What I learned from running an AirBnB

Almost 10 years ago, the AirBnB craze hit PEI. Many downtown homes were quickly converted to short-term rentals as the price that you could ask per night easily made any extra work worth it.

When we bought our Little Yellow house on Gerald Street, we knew that we wanted to cash in on the AirBnB market. By pushing ourselves to be more flexible with our living arrangements, we were able to make the extra work worth it. At an average of $200+ per night, it was worth the investment. This extra cash afforded us the ability to make worth-while upgrades to the house, purchase some “nicer” furniture, and forced us to actually decorate the home.

Throughout the 2 seasons of operating our home as an AirBnB, we had some great guests and some okay guests. We didn’t have anyone come in and make a mess of the place - we were very lucky in that sense. And we also learned a couple of lessons that I thought I would pass along to you now.

1. Maximize beds - the more beds, the people can sleep there, the more you can charge per night. We converted the front room which was probably meant to be a library space or dining room maybe? But neither of those spaces are needed in an AirBnB, or our house, so we put some French doors on the wide opening, hung some curtains and did a built in bed. It looked great.

2. Keep as much of the linens the same as you can. We went with Ikea sheets (which I found to be very prone to being wrinkled, but no one complained about that). I would recommend ordering 3 sets of white sheets for every bed - that way you always have an extra set around and you don’t have to wait for the laundry to be done if you finish up cleaning during change over day.

3. The longer they stay, the deeper the clean required. In our market, there was no benefit to offering a discount for those who stayed a week or even a month. All that did was encourage people to stay longer, use the space more, which requires a more in depth cleaning when they leave. The longer stays used the kitchen more, did more excursions to the beach and other places and just use the space more. People who are only there for 3-4 days tend to eat out more and only come back to sleep.

4. Dollarama is KING for all the kitchen supplies. It doesn’t need to be fancy but if you have an almost fully stocked kitchen, it just looks great. No one needs to know that you bought everything for $2-$3.

5. It’s the extra touch that gets you the great reviews. We left a collection of local beer for our guests (and some non-alcoholic drinks if they had kids) from a brewery that was just Up[the]Street. Guests loved that we left this for them. I also left some Islander tips of off the beaten path places that I liked to go that might not necessarily show up in the regular guide book.

6. It’s about the money. If you are thinking of operating an AirBnB, it helps to look at a property not as a home, but as a transaction. You can’t make the purchase emotional - it has to be all about how it looks in a spreadsheet. Extra costs include: commercial insurance, becoming licensed by the province, and some potential modifications to the property to make it work. We put a latch lock on a small bedroom and kept it locked with our personal items we didn’t need for the summer months.

All in all, it was a lot of work for a good amount of money. We did all the cleaning and changeovers ourselves, with a newborn then toddler in tow but it was worth it.

10 Questions to ask a REALTOR®️ during the consultation process.

Most people don’t know that this is an option, but you SHOULD sit down with several REALTORS® to ask them some questions and determine which one is going to be the best fit for you. I’m not too proud to say it, I am not the REALTOR®️ for everyone and I’m okay with that. If we don’t jive, then I don’t want you to feel obligated to use me because, in that situation, you really need to know, like and trust this person who is advising you.

So, if you are planning to buy or sell a property in the next little bit, now is a great time to start thinking about who you would like on your team. But what should you ask them when you are sitting down and chatting? Here is a list of 10 questions that you can ask.

Why did you become a REALTOR®️?

This can really help you understand what their goal is. If their goal is to make a whole bunch of money (and that is what they tell you) then they might be looking to churn as many clients through the process as they can. If making a whole bunch of money is also your goal, then you might be a great fit.

How does a REALTOR®️ get paid?

This one can have an interesting answer. I hate it when agents say that as a buyer, working with an agent is “free”. No - it isn’t free. You are still paying for it through that big check that you write to the seller. What you don’t get is an invoice that you have to pay. But you are still paying for it.

So to answer the question, a REALTOR®️ gets paid their commission through the sellers proceeds. Wrapped up in all the legal paperwork, the lawyers distribute the funds from the sale proceeds to the brokerage to then pay the REALTOR®️. From that commission check, the REALTOR®️ then has to pay the HST, any expenses (photos, drone footage, marketing dollars), and then they can pay themselves. Oh, and the tax man - a REALTOR®️ is required to pay the income taxes on the commission.

How and how often do you communicate with your clients?

Personally, I prefer to communicate through text or email because I know that there won’t be any loud kids in the background of those messages (hello Mom-life). But if the clients prefer to talk on the phone, then I will of course adapt my communication to them.

As a listing agent, I firmly believe that you should hear from me once a week, even if it is to tell you that there is nothing new to report. This check in is done on a schedule so you can know when you should expect to hear from me.

What happens if I can’t find the property I love?

This question would obviously be for a buying client. And if we aren’t finding the right property, then we might need to adjust either: (a) your timeline or (b) the search parameters. The house that you are wanting is out there - but it may not come available when you want it or you may need to change what it is you are looking for.

What’s the market like right now?

I get asked this question at least once a day, even if I’m not in a client interview. If the agent doesn’t have a response ready for this question, then they might not be following the market as closely as they should.

Do you work alone or as part of a team?

Asking this question just helps you understand if you will be working with only 1 person, or if you may be seeing houses with several different agents. When I was part of a team, it was very common for us to step in and help each other out to ensure that the client was into the house as soon as they could be. If you are listing a property with a team, who is your main point of contact?

Working with a team can be a huge asset because you then have multiple brains working to sell your property and also keeping their eyes open for the right property for you. I really enjoyed working with a team, but I’m also enjoying working as a solo agent right now.

Do you work full time or part time?

There are agents who are part time who are amazing agents and there are agents who are full time that are struggling with their business. All the answer to this question will do is give you insight into how available they are during the day. If a REALTOR®️ is also a teacher during the day, then you can bet that they will not be available for a lunch time showing at a house. This doesn’t mean that they won’t do a bang up job as your REALTOR®️ but it is something you should know so that you can adjust your expectations.

What is your process for showing a house?

Now this depends on if I am working as a buyers agent or if I am showing one of my own listings.

If I am working as a buyers agent, I am looking for every possible defect I can find and I am extrapolating ways that this could be bad in the future and cost you, the buyer, more money. I will crawl through the bushes looking at window frames and I will brave a field of spiders looking for a survey pin. But that Amy is reserved for my buyer clients.

If I am the listing agent on the property, then my obligation is to the owner. This doesn’t mean that I won’t talk to you about the house, but it does mean that I’m not going to speculate about anything or what it could mean down the road. Stay tuned for my blog post in a couple of week about the different relationships a client can have with a REALTOR®️ .

Who would you recommend for a mortgage?

I have been busy meeting with several different mortgage brokers around Charlottetown so I am confident that I can help point you in the right direction to find the mortgage help you need. Which mortgage broker I would recommend would depend on your personality and what you need from a broker. I would also recommend that you reach out to a mortgage specialist at your bank. This is a different person than just a banking advisor so make sure you are meeting with their mortgage specialist.

Do you have a vendors list that you can provide to your clients?

From inspectors (house, septic, solar, etc) to contractors to licensed speciality workers, we agents often have a list of people that we have worked with in the past that we would recommend to you. This is something that you can definitely ask your agent for. When we are initially sitting down, asking “Do you have a preferred inspector that you would like to use” is a question that I also like to ask. This just gives me an idea for how much external help you have for the buying process.

So the take away from this list, ask your REALTOR®️ questions - get to know them and see if you actually do like them. Meet them at a local coffee shop or brewery, depending on your preference and get to know them over a drink. This doesn’t have to be a formal process, but it is an essential step in the grand scheme of real estate.

Now…any questions?

7 Things you can do NOW to prepare for the Spring Market

If you are planning to list your home for the upcoming spring market, don’t wait until April to start preparing. Here is a list of items that you can start doing now to make the process just a little bit easier.

1.Talk with a trusted REALTOR®

Most blogs would put this at the end so that you are more likely to remember it and give them a call. But I’m putting it first because talking to your REALTOR® can help you determine you ideal listing date. From setting that date, you are then able to create a timeline and plan, working backwards from that date. And that date is just a guideline - it can be flexed forward or back, as your life requires. Your REALTOR® can also walk through your home with you and give you a guideline of what you should focus on when preparing your home.

One thing that is often not mentioned by REALTORS® is that you don’t have to work with the first one you talk to. It is a fantastic idea to interview different REALTORS® and go with the one that you feel the best connection with. You are going to be having this person in your home, talking to them about personal and sometimes difficult scenarios. If you don’t know, like and trust them, then they might not be the REALTOR® for you.

2. Make a list of deferred maintenance to be completed

Deferred maintenance is that list of “Honey-do’s” that has been stuck to the fridge and growing. Some things get slowly checked off as time goes on, but the list is always there. This is just a fact of home ownership.

Deferred maintenance is:

• Fixing screw holes

• Fixing that missing piece of baseboard

• Ripped window screens

• Jiggly doorknobs

• Any rot in the siding, deck or fascia.

Also, take the time to check all the caulking around your countertops, sinks, bath/shower - it’s amazing what a difference re-caulking those cracks can make.

I highly recommend this product! If you are fixing any trim or baseboards, putting this along the crack finishes it right off. It’s easy to use and makes a HUGE difference.

3. Make a deep clean list

Baseboards, windows, window screens, baseboard heaters, crown molding, kitchen cabinets, fridge, oven, microwave, heat pumps - the list goes on.

If there are carpets in your house, plan for a weekend to move furniture, rent a machine like “Rug Doctor,” and get those carpets super clean.

One thing that can be easily over looked is having the siding of the house cleaned. You will be surprised how much surface dirt builds up on your house over time.

4&5. Pre-packing & Purging

• Seasonal gear

• Extra linens

• Off season clothing

• Very personal items (family photos, special memorabilia, heirlooms)

• Fixtures that you DO NOT WANT included in the sale

  • If the chandelier above your dining table is a family heirloom and you don’t want it included in the sale, take it down ahead of time and put in a simple replacement. If the buyers never see it, they will never get attached to it.

• If you have kids, pre-packing some of their toys can seem like a daunting process. When we moved, we packed away about half of their toys. We kept out items that are very open-ended in play (i.e. blocks, cars, play kitchen) and packed everything else away.

As you are already looking at things that you don’t need for the next several weeks/months, it is a good time to evaluate if you need items at all? Take this time of processing your belongings as a time to purge unwanted, broken, or toys that drive you BONKERS!!! We “lost” a box or 2 of toys in the move so there are some toys that just never made it to the new house. If they asked about a specific toy, we lost a box and that was it.

For us, our youngest was soon to be 2 so we took this opportunity to rid ourselves of the 2 cribs that had been fixtures in our house for the 5 years prior. We also got rid of all of the baby toys, baby clothes, baby blankets…you get the point. We donated a lot of these items to the local family resource centre so that they could be distributed to families in need.

6. Make a Plan

Both my husband and I have experience in project management. So when I put our tasks into a spreadsheet, organized by room and with due dates, he didn’t bat an eye and just rolled with it.

There are 2 strategies that could be utilized when making a plan:

• Completing room by room. You completing finish one room at a time before you move on to the next.

• Completing all the same task in every room at once. All the wall patching gets done, then painting, then cleaning, and so on.

How you choose to move through the process is entirely up to you. A great way to keep track of everything is post-its on the wall by the door of each room. Put every task on its own sticky note and when you complete a task in that room, take down that sticky note and move on.

7. Think ahead to the future.

If you are planning a move, think about what you loved about your house. Also - what drove you crazy?? This will help you figure out what you are looking for in your next house.

Often, people move houses when they are entering a new season of life. Maybe your next home needs more or less space. Maybe you want more green space outside or you want to be in a condo. Is it the part of town that you loved or is pushing you to a new home?

By remembering what you loved and disliked about your home, this will help you narrow in on what you want your next home to provide for you. What you loved about the home can also help your REALTOR® - they can use that information when they are marketing your home.

There are many more steps that you can take to start to prepare you home for sale. Reach out and we can set up a consultation time to discuss your property - you can also book this easily by clicking on the “Let’s Chat” button at the top of the page.

If you are planning a move this spring, then asking “What your property is worth?” is a great starting point. There are many more steps that you can take to ensure that you get top dollar for your house, and from staging to sold, I’m here to help.

Getting Creative

AirBnB’s got a bit of a bad rep in Charlottetown over the years and I get it. Some people can’t find a place to live and the older downtown homes that had slowly become affordable rentals over the years were being bought, fixed up to be historical and quaint and then rented out for multiple times more. But we were those who benefited from the AirBnB market and we did it creatively without taking any rentals off the market. It was uncomfortable and a bit of a pain in the ass, but it helped us live for almost-free for 2 more years (as the first year we were living in the duplex and our downstairs tenant was covering most of the mortgage.)

We were those who benefited from the AirBnB market and we did it creatively, without taking any rentals off the market.

In 2016, we bought this small house on an even smaller lot on Gerald Street. It was the cutest little yellow house you ever did see. And it was totally an impulse purchase!

We saw it online on Sunday morning, reached out to our REALTOR® and she got us in on Monday. We wrote the offer while we were at the house, sitting at the kitchen table. We hadn’t spoken to our mortgage broker yet so we only assumed we could afford it.

Little Yellow on Gerald Street.

We were wanting to grow our property portfolio - our impression of this house was:

• Affordable - chances are we would be fine to purchase this property with only 5% down

• Not a huge property - this house would be a good rental because of that.

• Downtown location - great for AirBnB

• Cute, historical, quaint, small - PERFECT for AirBnB

So we got it to all come together and we became the new owners of Little Yellow.

But wait - we were looking for a house for us to live in. We didn’t want to be living in the duplex when we had kids…right? So where would we live if we were putting Little Yellow on AirBnB? Well we did move in to Little Yellow for the first year. We had to get the house set up, the heating system and electrical panel upgraded and furnish the house for an AirBnB rental.

When we moved into Little Yellow, we rented the upstairs unit of our duplex to some very lovely AVC students. The original tenant from when we purchased the duplex was still living in the basement unit and his rent was below market value.

In March 2017, we gave the downstairs tenant notice that we would be moving in to the basement unit of the duplex. We were planning to live in the basement unit while we had Little Yellow on AirBnB for May-September and then, come September, we would rent the basement unit as a furnished rental on a 9 month lease. This was a great option for a student who wanted a place during the school year and was willing to pay a bit more per month for a furnished rental on a shorter lease.

Oh yeah, and I was pregnant.

We did this for 2 summers (and 2 pregnancies). Each May, we would move in to the duplex for the summer and rent out Little Yellow on AirBnB. This creative arrangement made our properties work extra hard for us and enabled us to live rent free for 2 years. There was some extra work that went into it, beyond just moving back and forth while pregnant/with a newborn but we made it work.

And it paid off.

If you want to know more about how we made this work for us, Let’s Chat…I will go through how the numbers looked for us and we can come up with a creative plan for making your property work for you.